I am selling my ground floor flat in Brentford and the estate agent has just text me to warn that the buyers are switching conveyancer. I am told that this is due to the fact that the bank will only engage with property lawyers on their conveyancing panel. Why would a major lender only work with certain solicitors rather the firm that they want to choose for their conveyancing in Brentford ?
Lenders have always had panels of law firms they are content to work with, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Banks point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
IfI was to acquire a simple residential propertyin Brentford mortgage fee and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Brentford?
The sole reduction in fees you would achieve is the Brentford conveyancing searches. The property lawyer is required to do the vast majority of work - money laundering, liaising with your vendors property lawyer, SDLT submission, register the property etc. A marginal saving might be made by not needing to register a mortgage however it won't be meaningful.
We are close to exchanging contracts on the sale of our house in Brentford and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers are using a national conveyancing outfit rather than a conveyancing solicitor in Brentford. We have lived in Brentford for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I opted to have a survey completed on a house in Brentford before instructing lawyers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies tend not grant a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Brentford. Conveyancing may be slightly more expensive based on your lender's requirements.
I am tempted by the attractive purchase price for a two flats in Brentford both have about fifty years remaining on the lease term. Should I regard a short lease as a deal breaker?
There are plenty of short leases in Brentford. The lease is a legal document that entitles you to use the property for a period of time. As a lease shortens the saleability of the lease reduces and results in it becoming more expensive to acquire a lease extension. For this reason it is generally wise to extend the lease term. More often than not it is difficult to sell a property with a short lease as mortgage companies may be reluctant to lend money on such properties. Lease enfranchisement can be a protracted process. We recommend you seek professional help from a solicitor and surveyor with experience in this arena.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Brentford conveyancing firm to assist?
Most certainly. We are happy to put you in touch with a Brentford conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Brentford residence 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.
My husband and I today become aware that one of the partners of the solicitors undertaking the purchase conveyancing in Brentford is an aunty of the seller. Is this allowed?
Provided there is no conflict of interest this should be fine. Where you are obtaining a home loan then the lender may have a say as many banks have specific requirements concerning this. For example for RBS - Virgin One as of 29/10/2026, the requirements read as follows :