Do the conveyancing solicitors identified via your search tool execute auction conveyancing in Brentwood?

There are a number of auction lawyers we can connect you with those who can conduct auction conveyancing. Brentwood is one of our areas of where our lawyers are based.

What does my ID and proof of funds have anything to do with my conveyancing in Brentwood? What am I being asked for?

Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the identity of the potential client they are dealing with before they can accept their conveyancing instruction. The Terms and Conditions that you are required to sign will no doubt confirm this. Your lender will also require certain documents to be viewed. If you refuse to provide ID verification documents, your conveyancer can not take you on as a client.

When it comes to lenders such as Nationwide, do Brentwood solicitors face a fee to be on the conveyancing panel?

We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

We expect to receive a OIP from Coventry BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Brentwood solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Brentwood solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.

I am due to exchange contracts on my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being problematic. The Brentwood solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

The deeds to my house can not be found. The solicitors who conducted the conveyancing in Brentwood 5 years ago have long since closed. What are my next steps?

Gone are the days when you need to hold title deeds to establish that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.

Can you provide any advice for leasehold conveyancing in Brentwood with the purpose of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Brentwood can be bypassed where you instruct lawyers the minute you market your property and request that they start to put together the leasehold information which will be required by the buyers’ lawyers.
Some Brentwood leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. If you hold a share in a the Management Company, you should ensure that you have the original share certificate. Obtaining a replacement share certificate can be a lengthy formality and delays many a Brentwood conveyancing transaction. If a duplicate share certificate is necessary, you should approach the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. If you have carried out any alterations to the property would they have required Landlord’s permission? Have you, for example installed wooden flooring? Brentwood leases often stipulate that internal structural alterations or addition of wooden flooring require a licence issued by the Landlord consenting to such works. If you fail to have the consents to hand do not contact the landlord without checking with your lawyer in the first instance. The majority of freeholders or managing agents in Brentwood charge for providing management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management information sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Brentwood.

I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Brentwood conveyancing firm to assist?

if there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to calculate the price payable.

An example of a Lease Extension decision for a Brentwood flat 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 term as at the valuation date was 57.5 years.