Last month we had a mortgage agreed in principle with Barclays. Brentford conveyancing solicitors were appointed. What is the average time that one could expect to receive a mortgage offer from Barclays?
There is no definitive answer here. Have Barclays done the valuation? Have you informed Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
After much negotiation I have agreed a price on a house in Brentford. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. Shortly after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Leeds Building Society 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 Leeds Building Society 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.
Principality have agreed my mortgage in principle, my bid on a house in Brentford has been accepted, now what?
The property agent will need to be informed of your property lawyer's details (ensure that the conveyancers are on the lender’s approved list). Call up Principality or your broker and complete any relevant paperwork. Principality will sellect a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes approximately a week to get a mortgage offer. Principality will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Brentford.
How does conveyancing in Brentford differ for newly converted properties?
Most buyers of new build or newly converted property in Brentford come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Brentford usually buy the real estate, 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 property lawyers 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 Brentford or who has acted in the same development.
I decided to have a survey carried out on a house in Brentford ahead of retaining lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some lenders tend refuse to issue a loan on such a house.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Brentford. Conveyancing will be smoother if you use a solicitor in Brentford especially if they regularly deal with such properties in Brentford.
Am I right to be concerned that 3rd parties that I am dealing with are suggesting an internet conveyancing firm as opposed to a High Street Brentford conveyancing firm?
As with lots of service providers, often suggestions from connections can be most helpful. Nevertheless there are many people with a vested interest in a conveyancing matter; estate agents, mortgage brokers and lenders might all recommend conveyancers to retain. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there may be a commercial relationship behind the endorsement. You have the discretion to appoint your own lawyer. However, bear in mind that most mortgage providers operate an approved list of lawyers you have to use for the mortgage aspect of your conveyancing.
Been reading online that Brentford solicitors are more expensive than licensed conveyancers in Brentford to use when purchasing a house. So is it better if I use a conveyancer or a solicitor where I am buying for my home move in Brentford.
When it comes to conveyancing in Brentford the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.