Finally the sale completed on my house in Brentwood last September but my buyer keeps Skype messaging daily to say their lawyer is waiting to hear from mysolicitor. What should my lawyer have done now that I have sold?
Following your sale your solicitor should deliver the transfer deeds and all additional paperwork to the buyer’s conveyancer. Where relevant, your solicitor must also evidence that the home loan has been repaid to the buyers lawyers. There is unlikely to be post completion procedures specific conveyancing in Brentwood.
My fiance and I are hoping to buy a newbuild apartment in Brentwood with a mortgage from HSBC Bank.We like our Brentwood conveyancing lawyer but HSBC Bank says her practice is not listed on their approved list of firms. we are left little option but to use a HSBC Bank panel lawyer or retain our high street solicitor and pay for a HSBC Bank panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The home loan offered to you is subject to its terms and conditions, a common one being that solicitors will be on the HSBC Bank solicitor panel. in the past, most mortgage companies 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 solicitors to apply to be on the conveyancing panel for HSBC Bank
We are buying a 3 bedroom semi in Brentwood. We would like to convert the garage to an office at the property.Will the conveyancing process include enquiries to determine if these alterations are allowed?
Your property lawyer should review the registered title as conveyancing in Brentwood can sometimes identify restrictions in the title deeds which prevent categories of changes or need the consent of a 3rd party. Some works need local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
We are getting a further advance on our home loan from Barclays as we want to conduct improvements to our property in Brentwood. Do we need to choose a local Brentwood solicitor on the Barclays conveyancing panel to handle the paperwork?
Barclays don't usually require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Brentwood lawyer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who did the conveyancing in Brentwood 10 years ago no longer exist. What are my options?
Assuming you have a registered title the information relating to your proprietorship will be documented by HMLR with a Title Number. It is easy to perform a search at the Land Registry, identify your property and obtain up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
My wife and I purchased a leasehold house in Brentwood. Conveyancing and National Westminster Bank mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Brentwood who acted for me is not around. What should I do?
The first thing you should do is contact HMLR to be sure that this person is indeed the new freeholder. You do not need to incur the fees of a Brentwood conveyancing firm to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the proprietor of a basement flat in Brentwood. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
Most definitely. We are happy to put you in touch with a Brentwood conveyancing firm who can help.
An example of a Lease Extension decision for a Brentwood residence is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The unexpired lease term was 57.5 years.