My mortgage broker requires my Brentwood solicitor’s panel member for the Santander conveyancing panel. What is the best way to find this out. I have called my local Brentwood office but they have not got back to me yet.
You are best placed to get this information from your Brentwood property lawyer . They should have a central record lender panel numbers.
In the event thatI were to purchase a straightforward propertyin Brentwood for cash and dispense with a survey and no local authority searches how much would I expect to have to pay for conveyancing in Brentwood?
The only saving you would achieve is the costs for searches. Your conveyancer still be obliged to do everything else - money laundering, liaising with your vendors lawyer, SDLT submission, register the ownership etc. You might save a bit for them not needing to register a mortgage however it won't be meaningful.
It is 10 years ago since I bought my house in Brentwood. Conveyancing lawyers have just been retained on the sale but I can't find the deeds. Is this a major issue?
Don’t worry too much. Firstly there is a chance that the deeds will be kept by your lender or they may be in the possession of the lawyers who handled the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Brentwood relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
Am I better off to go with a Brentwood conveyancing lawyer who is local to the property I am buying? I have an old university friend who can conduct the conveyancing but they are based 200miles drive away.
The benefit of a high street Brentwood conveyancing practice is that you can visit the firm to execute paperwork, deliver your ID and apply pressure on them where appropriate. They will also have local intelligence which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and in the main were content that should surpass using an unknown Brentwood conveyancing solicitor just because they are based in the area.
What advice can you give us when it comes to choosing a Brentwood conveyancing firm to deal with our lease extension?
When appointing a solicitor for your lease extension (regardless if they are a Brentwood conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you speak with several firms including non Brentwood conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:
What volume of lease extensions have they carried out in Brentwood in the last twenty four months?
I have tried to negotiate informally with with my landlord for a lease extension without success. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Brentwood conveyancing firm to act on my behalf?
if there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to assess the price.
An example of a Lease Extension decision for a Brentwood premises 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 affected 1 flat. The unexpired term as at the valuation date was 57.5 years.