Unfortunately I am unable to travel far from Brunswick Park. What is the rationale as to why all Brunswick Park solicitors aren't automatically on all bank panels?
Pre- 2008 most lenders had an attitude to risk which is different than today. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which concluded: know the lawyers on your panel. As a result, banks have since looked to extract more data from law firms regarding their operations and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Hundreds of law practices have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the criteria of amount of transactions the lenders set.
About to place an offer on a leasehold flat in Brunswick Park. The property agents say that it is standard for flats in Brunswick Park to have less than 75 years left on the lease. I am getting a loan with Bank of Ireland. Will the property be mortgageable given that the lease has Seventy One years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 3/3/2025 the requirements read as follows :
I'm the sole recipient of my late father’s will and I have everything in my name alone, including the my former home in Brunswick Park. The Brunswick Park property was put into my name in February. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the house in February. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How practical a view lenders take of it, depend on the lender as this obligation primarily exists to capture the purchase and immediately sell or the flipping of property.
When it comes to mortgage companies such as Bank of Ireland, do Brunswick Park solicitors incur an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
HSBC have agreed my home loan in principle, my bid on a flat in Brunswick Park has been agreed to, now what?
Your property agent will want to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s approved list). Call up HSBC or your broker and finalise any appropriate documentation. HSBC will sellect a valuer who will get in contact with the estate agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. HSBC will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Brunswick Park.
Do commercial conveyancing searches reveal impending roadworks that may affect a commercial estate in Brunswick Park?
Many commercial conveyancing solicitors in Brunswick Park will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Brunswick Park. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Brunswick Park.
For each commercial conveyancing transaction in Brunswick Park it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Brunswick Park commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Brunswick Park.
How does conveyancing in Brunswick Park differ for newly converted properties?
Most buyers of new build property in Brunswick Park approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Brunswick Park tend to acquire 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 conveyancing solicitors 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 Brunswick Park or who has acted in the same development.
Our conveyancer in Brunswick Park is asking me for ID documents saying that this forms part of his obligations as a conveyancer on the bank Solicitor panel. Am I being spun a yarn?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Brunswick Park