I have just started taking steps with the aim of switching my current homeowner home loan to a Buy to Let Aldermore mortgage. I was told by my financial advisor that I need a conveyancer as part of the process. I spoke to my previous Brentwood conveyancing solicitor who dealt with the legals when I previously bought the premises. The fee estimate issued of £500 has taken me by surprise as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The estimate fees seem a bit high. If you are prepared to expend time contrasting costs you may be able to trim some of the expense by as much as a hundred pounds. On the other hand, assuming were happy with the legal work the firm gave you couldlive to rue opting for an an unknown conveyancer. If is important to check the firm can also act for Aldermore. Do employ our search tool to locate a Brentwood conveyancing firm on the Aldermore conveyancing panel, which can often include conveyancing solicitors in Brentwood.
My lawyer has discovered a a problem with the lease for the flat we are purchasing in Brentwood. The other side have suggested title insurance as a workaround. We are content with insurance and will cover the costs. Our lawyer says that he must ensure that the lender is happy with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
My stepmother informed me that in buying a property in Brentwood there may be a number of restrictions preventing external alterations to the property. Is this right?
There are anumerous of properties in Brentwood which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Brentwood should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Brentwood conveyancer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Brentwood. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Do commercial conveyancing searches reveal planned roadworks that may affect a commercial property in Brentwood?
Its becoming the norm that commercial conveyancing solicitors in Brentwood will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Brentwood. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Brentwood.
For every commercial conveyancing transaction in Brentwood it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Brentwood commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Brentwood.
I used Wolstenholmes several years ago for my conveyancing in Brentwood. I now require my papers but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Brentwood of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What are your top tips when it comes to choosing a Brentwood conveyancing firm to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Brentwood conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Brentwood conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
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If the firm is not ALEP accredited then why not?
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Brentwood conveyancing firm to assist?
Absolutely. We can put you in touch with a Brentwood conveyancing firm who can help.
An example of a Lease Extension decision for a Brentwood property 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.