I can't travel far from Brunswick Park. Can you please explain the reason why all Brunswick Park solicitors are not on all bank panels?
Lenders normally impose restrictions on either the nature or the number of conveyancing firms on their approved list of lawyers. Frequent examples of such restriction(s) being that the practice is required to have at least two partners. As well as restricting the type of firm, some lenders decided to reduce the size of their panel they allow to represent them. It is worth noting that banks have no liability for the quality of advice supplied by any Brunswick Park conveyancing practitioner on their approved list. Mortgage fraud was the main trigger for the reduction of solicitor panels in the last decade notwithstanding that there are differing points of view concerning whether solicitors sat at the center of that fraud. Data via HMLR reveal that thousands of law organisations only conduct a couple of conveyances annually. Those vindicating conveyancing panel cuts ask why conveyancing firms deserve the right to be listed on a conveyancing panel when clearly conveyancing is not their primary expertise?
I purchased a freehold residence in Brunswick Park yet pay rent, why is this and what is this?
It’s unusual for properties in Brunswick Park and has limited impact for conveyancing in Brunswick Park 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 have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
We hope to to purchase with Coventry BS. I went into a couple of local firms yet cant to find a Brunswick Park conveyancing firm on the Coventry BS panel. Please you assist?
Please do make use of the find a lender approved solicitor tool on this site. Please choose the mortgage company and type Brunswick Park or your location and you will discover numerous solicitors located in Brunswick Park or near you.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Brunswick Park lawyer on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
It is not clear whether my mortgage offer requires a lease extension. I have called my Brunswick Park bank branch on numerous occasions and was informed it wasn't a problem and they will lend. My Brunswick Park conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
The property lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
After shopping around on the internet I have found a Brunswick Park property lawyer having made sure that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Brunswick Park postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Brunswick Park.
My relative recommended that if I am buying in Brunswick Park I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Brunswick Park conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Brunswick Park around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Brunswick Park Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Brunswick Park.
The deeds to our home can not be found. The lawyers who conducted the conveyancing in Brunswick Park 10 years ago are no longer around. What do I do?
Assuming you have a registered title the information relating to your proprietorship will be held by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, identify your house and obtain up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.