My Brondesbury conveyancer has spotted a difference between the surveyor’s assumptions in the valuation report and what is revealed within the title deeds. My solicitor says that he is duty bound to check that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I own a freehold residence in Brondesbury yet pay rent, why is this and what is this?
It’s unusual for properties in Brondesbury and has limited impact for conveyancing in Brondesbury but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
I am buying a property and require a conveyancing solicitor in Brondesbury who is on the Santander solicitor. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Santander in certain locations such as Brondesbury. We dont recommend any particular firm.
How does conveyancing in Brondesbury differ for newly converted properties?
Most buyers of new build premises in Brondesbury contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Brondesbury tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Brondesbury or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Brondesbury before retaining conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders may refuse to issue a loan on a flying freehold home.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Brondesbury. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Brondesbury to see if the conveyancing costs will increase in light of this.
Am I right to be suspicious that brokers that I am dealing with are encouraging me to use an internet conveyancing firm rather than a local Brondesbury conveyancing practice?
As with lots of professional services, often referrals from relatives can be very helpful. Yet there are lots of players in a conveyancing deal; estate agents, financial adviser and banks might all suggest lawyers to instruct. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there may be a commercial relationship behind the recommendation. You are free to choose your preferred conveyancer. Don't forget that most mortgage providers specify a panel list of conveyancers you are obliged to use for the lender aspect of your home move.