My wife and I are purchasing a newly constructed flat in Brent Cross and my solicitor is telling me that she is duty bound to the bank to reveal incentives from the developer. I am nearing the developer’s deadline to exchange contracts and I don't want to prolong deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Can your site be used to find a Conveyancing solicitor in Brent Cross even if I’m not buying or selling a house, for example where I intend to acquire a shop in Brent Cross with a loan from TSB?
The service is primarily used to get a quote from residential conveyancing solicitors in Brent Cross but we have set out at the end of this page a selection of Brent Cross commercial conveyancing firms. You should make contact with the firm directly to establish if they are also authorised to represent TSB
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Brent Cross property lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Brent Cross solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Brent Cross surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
UBS have agreed my home loan in principle, my bid on a apartment in Brent Cross has been accepted, now what?
Your property agent will want to be informed of your solicitor's details (ensure that the conveyancers are on the bank’s approved list). Telephone UBS or your financial adviser and complete any outstanding paperwork. UBS will instruct a valuer who will get in touch with the estate agent or owners to book a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a fortnight to get a mortgage offer. UBS will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Brent Cross.
Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who did the conveyancing in Brent Cross 10 years ago are no longer around. What are my next steps?
Assuming you have a registered title the information relating to your ownership will be held by the Land Registry under a Title Number. It is possible to perform a search at the Land Registry, identify your house and secure up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I opted to have a survey completed on a house in Brent Cross before appointing conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some banks tend not grant a loan on this type of home.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Brent Cross. Conveyancing will be smoother if you use a solicitor in Brent Cross especially if they regularly deal with such properties in Brent Cross.
Do online conveyancing organisations undertake everything a local Brent Cross solicitor does or must I employ a solicitor for the final stages for my conveyancing in Brent Cross?
Where you use an online conveyancer they should undertake all the work your Brent Cross conveyancer would cover.