Am I correct in assuming that the fact that my solicitor in Brentford is not identified on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Brentford conveyancing firm and enquire why they are no longer on the approved list for your lender.
The owners of the property we are purchasing have appointed a conveyancing solicitor in Brentford who has suggested a exclusivity contract with a deposit two thousand pounds. Is it wise to enter into such agreements?
There are a couple of primary downsides with signing a lock out agreement (sometimes termed a shut-out contract) is that it diverts attention away from making progress with the conveyancing process, so unless it requires minimal or no negotiation then it could turn out to be unhelpful. It is not particularly popular amongst Brentford conveyancing solicitors for this reason. A supplemental negative is the extent of the remedies available - an aggrieved purchaser is very unlikely to secure an injunctive ruling by a court to prohibit the vendor completing the sale to an alternative purchaser, so the only remedy available under the contract will be the reimbursement of abortive charges and, in limited circumstances, the additional payment of damages.
It is is a decade since I acquired my home in Brentford. Conveyancing solicitors have now been appointed on the sale but I am unable to find my deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they could still be with the conveyancers who handled the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Brentford involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who conducted the conveyancing in Brentford 4 years ago are no longer around. Will I be able to sell the house?
Gone are the days when you need to hold title official documentation to establish that you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
Over the last few months I have been searching for a flat up to £235,500 and identified one close by in Brentford I like with a park and station in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Brentford in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage that many years will be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
In what way does the Landlord & Tenant Act 1954 impact my business premises in Brentford and how can your lawyers assist?
The particular law that you refer to gives protection to commercial lessees, granting the dueness to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Brentford