Is the fact that my conveyancer in Brentwood is not on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer 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 simply call the Brentwood conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am helping my aunt sell her property in Brentwood. Does the conveyancer commission an energy assessment or do I organise this?
Following the abolition of Home Packs, EPC’s was left as a required part of selling a house. An energy performance certificate needs to be to hand before the property is marketed. It is not a task that solicitors normally arrange. If you are instructing a Brentwood conveyancing solicitor they might be willing to arrange EPC’s given their relationships with long established local providers
I had a mortgage agreed in principle with Virgin Money. Brentwood conveyancing solicitors have been instructed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
Some lenders take longer than others. Have Virgin Money done the valuation? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The formalities of my remortgage has taken place for my property in Brentwood. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Despite weeks of looking the Title Certificate and documents to my house are lost. The lawyers who conducted the conveyancing in Brentwood 4 years ago no longer exist. What are my options?
Assuming you have a registered title the details of your ownership will be held by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, find your property and get current copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
Just had an offer accepted on a new build flat in Brentwood. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Brentwood
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants.
I decided to have a survey carried out on a house in Brentwood before retaining conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some lenders may refuse to give a mortgage on this type of house.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Brentwood. Conveyancing will be smoother if you use a solicitor in Brentwood especially if they are acquainted with such properties in Brentwood.
I only have 62 years remaining on my lease in Brentwood. I now want to get lease extension but my landlord is can not be found. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to locate the freeholder. On the whole a specialist should be useful to carry out a search and prepare a report to be accepted by the court as proof that the landlord can not be located. It is advisable to get professional help from a solicitor in relation to investigating the landlord’s disappearance and the application to the County Court overseeing Brentwood.
My wife and I have hit a brick wall in seeking a lease extension in Brentwood. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to put you in touch with a Brentwood conveyancing firm who can help.
An example of a Lease Extension decision for a Brentwood premises 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 related to 1 flat. The remaining number of years on the lease was 57.5 years.