My lawyer in Brentford is not listed on the Skipton Building Society Approved Panel. Can I still use my family solicitor even though they are not on the Skipton Building Society approved list?
The limited options open to you here include:
- Complete the purchase with your preferred Brentford solicitors but Skipton Building Society will need to use a conveyancer on their list of acceptable firms. This will result in additional total conveyancing charges and cause delays.
- Choose an alternative practitioner to act in the conveyancing, not forgetting to check they are on the Skipton Building Society panel
We are due to move house in March. Does my conveyancing solicitor update the removal company on the completion day. Incidentally, can you suggest a removal company in Brentford. Conveyancing firm was found prior to coming across your website.
On the day of completion you will need to pick up the house keys from your selling agent but this should only happen after the sellers lawyers confirm to the agent that the monies to complete are in and the keys can be released. After that you will need to advise the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in choosing a residential property solicitor in Brentford or a lawyer with expertise in conveyancing in Brentford.
I'm the only recipient of my late mum's estate and I have everything in my name now, including the my former home in Brentford. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the house in November. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Some lenders would take a practical view as this obligation primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of property.
We have agreed to purchase a house in Brentford. A rare aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Bank of Ireland your lawyer must comply with the formal instructions set out in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Bank of Ireland where a lease fails to satisfy these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Brentford.
How does conveyancing in Brentford differ for newly converted properties?
Most buyers of new build or newly converted property in Brentford approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Brentford tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Brentford or who has acted in the same development.
I'm remortgaging my existing property to a BTL mortgage with Barclays Direct and I will use the rest of the raised equity as a deposit on another property. The neighborhood we are interested in is Brentford. Will your conveyancers be able to act for the two mortgage companies and tie in the two deals?
Make use of our comparison tool on this page to check that the conveyancers are on the relevant lender panels. Assuming that they are your conveyancer will be able to tie up the two conveyancing matters but you should have a chat with you lawyer and communicate your desired outcome and needs.
Do you have any advice for leasehold conveyancing in Brentford from the perspective of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Brentford can be avoided if you instruct lawyers the minute your agents start advertising the property and ask them to collate the leasehold documentation which will be required by the buyers’ lawyers. You believe that you know the number of years left on your lease but it would be wise to verify this by asking your lawyers. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the remaining number of years is less than 80 years. It is therefore essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you have carried out any alterations to the property would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Brentford leases often stipulate that internal structural changes or laying down wooden flooring necessitate a licence from the Landlord approving such changes. Should you fail to have the consents in place you should not communicate with the landlord without checking with your lawyer in the first instance. If you have had conflict with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be warry about purchasing a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than ongoing. If you are supposed to have a share in the Management Company, you should ensure that you have the original share certificate. Organising a re-issued share certificate can be a lengthy process and frustrates many a Brentford conveyancing deal. Where a reissued share is needed, you should approach the company director and secretary or managing agents (if applicable) for this at the earliest opportunity.
I inherited a garden flat in Brentford. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
Most definitely. We are happy to put you in touch with a Brentford conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Brentford flat is 105 & 105A Seaford Road in July 2013. The tribunal determined that the price payable for the freehold interest in the Property was £43,985 . This sum was to be paid into Brentford County Court to enable the matter to proceed This case affected 2 flats.
Do I need to attend the offices of the mortgage company conveyancing panel solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Brentford as it will be easier to attend their offices if necessary.
As opposed to 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Brentford.