I can't travel far from Brentwood. Is there a reason why all Brentwood property lawyers aren't included on all mortgage company panels?
Banks normally impose restrictions on either the nature or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that the firm must have two or more partners. In addition to restricting the type of firm, some have decided to restrict the number of firms they permit to represent them. You should note that building societies have no accountability for the quality of service supplied by any Brentwood property lawyer on their approved list. Increases in mortgage fraud was a key driver in the rationalisation of solicitor panels from 2008 notwithstanding that there are contrary thoughts concerning whether solicitors sat at the center of that fraud. Statistics from HM Land Registry exposes that thousands of law organisations only conduct one or two conveyances annually. Those vindicating conveyancing panel cuts question why law firms deserve the right to remain on a conveyancing panel when clearly conveyancing is not their speciality?
What is the difference between a licensed conveyancer and conveyancing solicitor in Brentwood
There are many recorded licenced Conveyancers in Brentwood and Solicitor practices in Brentwood who can assist with your conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. They may both also handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We are buying a 3 bedroom semi in Brentwood. We would like to carry out a loft conversion at the property.Will legal conveyancing on the property include checks to see if these works are prohibited?
Your conveyancer will review the deeds as conveyancing in Brentwood can on occasion reveal restrictions in the title documents which prohibit categories of alterations or necessitated the permission of a 3rd party. Some extensions require local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.
Are all Brentwood Conveyancing Quality Solicitors on the Clydesdale conveyancing list of approved practices?
A selection of banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
3 months have gone by following my purchase conveyancing in Brentwood completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a leasehold apartment up to £195,000 and found one round the corner in Brentwood I like with open areas and railway links nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Brentwood in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
What tools are available to identify a Brentwood solicitor on the Yorkshire Building Society conveyancing panel? I am a keen cyclist and am prepared to travel upto 10kilometers to meet the conveyancer.
You can use the tool on this website. Please select a mortgage company and your location and you will see a number of Brentwood conveyancing lawyers based on proximity. We have listed some Brentwood conveyancing firms towards the end of this page and you can ring them to see if they are on the Yorkshire Building Society panel
My wife and I purchased a leasehold house in Brentwood. Conveyancing and National Westminster Bank mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Brentwood who previously acted has now retired. What should I do?
First make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Brentwood conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Having spent years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Brentwood. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We are happy to put you in touch with a Brentwood conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Brentwood flat is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The number of years remaining on the existing lease(s) was 57.5 years.