Much to our surprise we have been notified by our lender that my Barons Court solicitor is not on the bank Conveyancing panel. What can I do to be certain whether this is indeed the case?

You need to call your Barons Court lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

Are the BSA planning on creating a online directory to to identify law firms on the Coventry BS conveyancing panel for instance in Barons Court?

We have not been informed any intention on the part of the BSA to develop such a search facility.

Should my lawyer be asking questions about flooding as part of the conveyancing in Barons Court.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Barons Court. There are those who acquire a property in Barons Court, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, however there are a various checks that can be carried out by the purchaser or by their solicitors which will give them a better understanding of the risks in Barons Court. The conventional set of property information forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to determine whether the property has suffered from flooding. In the event that flooding has previously occurred and is not notified by the owner, then a buyer may commence a claim for damages as a result of such an misleading reply. A buyer’s lawyers should also conduct an enviro search. This will indicate whether there is any known flood risk. If so, additional inquiries should be conducted.

I am one month into a residential purchase having been referred to solicitors by the selling agent to do our conveyancing in Barons Court. I am not happy. Can you you assist me in finding new lawyers?

A conveyancer would have to be really bad to suggest changing them. Has your mortgage offer been issued? If so you need to inform them of the new conveyancer and have the loan are re-issued. Your new conveyancer should be on the lenders panel to avoid added fees and delays. So that should be your first question of the new lawyers. Our search tool should assist you in finding a lender approved solicitor for your conveyancing in Barons Court

I have attempted and failed to negotiate with my landlord to extend my lease without success. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Barons Court conveyancing firm to represent me?

You certainly can. We can put you in touch with a Barons Court conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Barons Court flat is 19 Crisp Road in June 2009. Following a vesting order (Under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993) The tribunal determined that the premium payable for the acquisition of the freehold was £33,756,apportioned as to£12,285 for the lower at and £21,471for the upper fat. This case affected 2 flats. The remaining number of years on the lease was 68.32 years.

Are there frequently found problems that you come across in leases for Barons Court properties?

There is nothing unique about leasehold conveyancing in Barons Court. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:

A duty to insure the building Service charge per centages that don't add up correctly leaving a shortfall

You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, The Mortgage Works, and Platform Home Loans Ltd all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.