It is a dozen years since I acquired my house in Brondesbury. Conveyancing solicitors have just been instructed on the sale but I can't locate my title documents. Is this a major issue?
Don’t worry too much. Firstly there is a chance that the deeds will be retained by the lender or they could still be with the lawyers who handled your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Brondesbury relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
We are due to move house in January. Does my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you recommend a removal company in Brondesbury. Conveyancing firm was found prior to coming across your website.
On the day of completion you will need to collect the keys from your property agent but this can only take place when the previous owners solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can inform the removal men that you are ready to move in. We are not in a position to suggest a specific removal organisation but can help you locate a residential property solicitor in Brondesbury or a lawyer that specialises in conveyancing in Brondesbury.
I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Aldermore are being a right pain. The Brondesbury solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I was told four weeks ago that my mortgage has been agreed to by TSB. Is it usual for TSB to only issue the offer once my solicitor in Brondesbury is approved on their conveyancing panel? TSB have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Brondesbury?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Brondesbury. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm purchasing my first flat in Brondesbury with a mortgage from Britannia. The sellers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not inform my solicitor about this extras as it could affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am a fortnight into a freehold purchase having been directed to solicitors by the estate agent to perform conveyancing in Brondesbury. I am am starting to be disappointed with the level of service. Could you help me find new lawyers?
A lawyer would have to be very bad to suggest diss instructing them. Has the mortgage been generated? In the event that it has you need to make them aware of the new conveyancer and have the loan are re-sent. Your new solicitor ideally should be on the lenders panel to avoid supplemental charges and frustration. So that should be your first question of the new conveyancers. The find a solicitor tool will assist you in finding a lender approved lawyer for your home move in Brondesbury
I am in need of some leasehold conveyancing in Brondesbury. Before I get started I want to be sure as to the unexpired term of the lease.
If the lease is recorded at the land registry - and almost all are in Brondesbury - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Having spent months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Brondesbury. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the amount due.
An example of a Lease Extension case for a Brondesbury residence is 50a Cavendish Road in April 2014. The Tribunal determines that the premium payable by the Applicant in respect of the extension of the lease for the flat was £82,319. This case affected 1 flat. The unexpired lease term was 49.26 years.