My wife and I are looking to buy a house in Brondesbury and are in fact using a Brondesbury conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. have this morning contacted us to advise us that they have now hit a problem as our Brondesbury conveyancer is not on their conveyancing panel. What do we do from here?
If you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Brondesbury solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
We are a couple about to exchange contracts for a ground floor flat in Brondesbury. We have hit a snag. The mortgage offer with expires on but the sellers are suggesting a completion date of . Can one prolong the mortgage offer?
The person best placed to address this issue is your conveyancer who is in a position to assess if they better off negotiating with the lender, vendor’s solicitors, property agents or conceivably all parties taking into account what has happend in your transaction to date.
I am the registered owner of a freehold house in Brondesbury yet charged rent, why is this and what is this?
It is rare for properties in Brondesbury and has limited impact for conveyancing in Brondesbury but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
What will a local search reveal regarding the house I am buying in Brondesbury?
Brondesbury conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Searches UK The local search plays a central part in most Brondesbury conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
2 months have gone by since my purchase conveyancing in Brondesbury completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.