Am I correct in assuming that the fact that my solicitor in Brunswick Park is not on my bank's solicitor panel that there is a problem with the quality of his conveyancing?

That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Brunswick Park conveyancing firm and ask them why they are no longer on the approved list for your bank.

My brother and I have recently bought a house in Brunswick Park. We have since encountered a number of problems with the property which we consider were missed in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Brunswick Park?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Brunswick Park. Conveyancing searches and due diligence initiated during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller completes a form known as a Seller’s Property Information Form. If the information is inaccurate, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Brunswick Park.

I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a house in Brunswick Park? or Apparently there is a law dating back centuries that means some owners of property residing in a parish church boundary may be liable to contribute towards repairs to the chancel within the church. Is this appropriate for conveyancing in Brunswick Park?

Unless a previous purchase of the house completed after 12 October 2013 you could take it that conveyancing practitioners delivering conveyancing in Brunswick Park to remain recommending a chancel search and or insurance against a claim.

How does conveyancing in Brunswick Park differ for new build properties?

Most buyers of new build residence in Brunswick Park contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Brunswick Park typically buy the site, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Brunswick Park or who has acted in the same development.

I am hoping to exchange soon on a studio apartment in Brunswick Park. Conveyancing solicitors have said that they will have a report out to me next week. What should I be looking out for?

Your report on title for your leasehold conveyancing in Brunswick Park should include some of the following:

You should have a good understanding of the insurance obligations You should be informed what is to be regarded as a Nuisance as far as the lease is concerned You would want to receive a copy of the lease Are you allowed to have a pet in the flat? Alterations to the property

Following months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Brunswick Park. Can we issue an application to the Residential Property Tribunal Service?

Where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to assess the premium.

An example of a Freehold Enfranchisement case for a Brunswick Park residence is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case was in relation to 2 flats. The number of years remaining on the existing lease(s) was 70.31 years.