Are the BSA planning on creating a online directory to list law firms on the Coventry BS conveyancing panel for example in Brimsdown?

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

Are all Brimsdown Conveyancing Quality Solicitors on the TSB conveyancing panel?

A selection of lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

It is unclear whether my bank requires a lease extension. I have telephoned my Brimsdown bank branch on various occasions and was reassured it wasn't a problem and they will lend. My Brimsdown conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend based on their published requirements. I simply don't know who is right.

Your property lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I recently had an offer agreed on a house in Brimsdown. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £175. Not long after, the lawyer called me sheepishly admitting that they were not on the RBS 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 RBS 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.

I acquired my apartment on 13 June and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Brimsdown said it would be recorded in a couple of weeks. Are titles in Brimsdown uniquely lengthy to register?

There is nothing unique about conveyancing in Brimsdown registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any third parties. As of today in the region of 80% of such applications are fully addressed in less than three weeks but some can be subject to longer hold-ups. Registration occurs after the new owner is living at the premises thus 'speed' is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.

I am 3 weeks into a residential purchase having been referred to conveyancers by the local agent to handle our conveyancing in Brimsdown. I am am extremely dissatisfied with the quality of service. Can you help me find new solicitors?

They would have to be very bad to suggest diss instructing them. Has the loan offer been sent? In the event that it has you must inform them of the replacement lawyer and ensure the mortgage documents are re-sent. Your solicitor ideally needs to be on the mortgage company panel to avoid escalating fees and delays. That should be your first question of the new solicitors. The find a solicitor tool should assist you in finding a lender approved solicitor for your home move in Brimsdown

My partner and I may need to rent out our Brimsdown 1st floor flat for a while due to a career opportunity. We instructed a Brimsdown conveyancing practice in 2003 but they have since shut and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?

The lease dictates relations between the freeholder and you the leaseholder; in particular, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Brimsdown do not contain subletting altogether – such a clause would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Brimsdown conveyancing firm to represent me?

in cases where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to assess the amount due.

An example of a Vesting Order and Purchase of freehold case for a Brimsdown flat is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case affected 2 flats. The unexpired residue of the current lease was 80.01 years.