My wife and I are purchasing a 3 bedroom apartment in Brondesbury with a mortgage. We have a Brondesbury solicitor, but the lender advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Brondesbury conveyancer as well as pay for one of their panel lawyers to represent them. We regard this is unjust; are we not able to require that the bank use our Brondesbury conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Brondesbury conveyancing lawyer to apply to be on the conveyancing panel.
At what point can the exchange of contracts take place for domestic conveyancing in Brondesbury and am I required to attend the conveyancers office?
Where you are near to our conveyancing solicitors in Brondesbury you are invited in to sign documents. That being said, the lender approved solicitors we work with offer a countrywide conveyancing service and give as equally detailed and professional a job for you when dealing with you by post or email. The executing of the sale agreement is not when everything is set in stone. A signed contract is necessary for the solicitor to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Brondesbury)to be in the office at the appropriate time.
I am downsizing from our home in Brondesbury and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Brondesbury lawyer would know that there is no such problem. It does beg the question why the purchasers used a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Brondesbury. We have lived in Brondesbury for three years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am looking for a flat up to £245,000 and found one near me in Brondesbury I like with open areas and transport links in the vicinity, however it only has 51 years on the lease. There is not much else in Brondesbury suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage that many years will likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
My partner has recommend that I use his conveyancing solicitors in Brondesbury. Should I find my own conveyancer?
There are no two ways about it it’s preferable to select a conveyancing solicitor is to get referrals from friends or family who have previously instructed the conveyancer you're considering.
My partner and I may need to rent out our Brondesbury 1st floor flat for a while due to a new job. We instructed a Brondesbury conveyancing firm in 2004 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
A small minority of properties in Brondesbury do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Brondesbury conveyancing firm to assist?
Most definitely. 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 was in relation to 1 flat. The unexpired residue of the current lease was 49.26 years.