Is the fact that my solicitor in Brondesbury is not on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 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. If you are concerned you should simply call the Brondesbury conveyancing practice and enquire why they are no longer on the approved list for your lender.
I just acquired a house at auction in Brondesbury. Conveyancing is required. What are my next steps?
Now that you are legally committed yourself to purchase you should appoint a conveyancing practitioner quickly as you now have a pending a drop dead date to complete the conveyancing. Every auction property will have a corresponding legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You should give this to the conveyancer working for you ASAP. Do make sure that your finances are in place to complete the transaction on the set completion date.
After months of negotiation I have agreed a price on a house in Brondesbury. My financial adviser suggested a solicitor. I paid an advanced payment of £150. Shortly after, the solicitor contacted me sheepishly admitting that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My offer was accepted on an apartment in Brondesbury on 17/10/2024, valuation was booked 2 days later, all came back fine. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I require fast conveyancing in Brondesbury as I am under an ultimatum to complete inside 2 weeks. Thankfully I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are not getting a home loan you have the choice not to do searches although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Brondesbury the following are instances of issues that can crop up and adversely affect the marketability of the property: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...
It has been five months since my purchase conveyancing in Brondesbury took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. 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 asset 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 am a negotiator for a busy estate agent office in Brondesbury where we have witnessed a number of flat sales jeopardised due to leases having less than 80 years remaining. I have been given conflicting advice from local Brondesbury conveyancing solicitors. Please can you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have given up trying to purchase the freehold in Brondesbury. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a Brondesbury conveyancing firm who can help.
An example of a Lease Extension decision 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 term as at the valuation date was 49.26 years.
Living abroad it is not practicable to travel my Brondesbury conveyancing solicitors office to execute documents for conveyancing in Brondesbury – will this be problematic?
Not a problem. Brondesbury conveyancing solicitors can undertake home moves for clients throughout the rest of the country. It is not necessary for you to be able to visit a Brondesbury conveyancers office. Almost all solicitor can undertake everything remotely from their Brondesbury office.