I am in the throes of changing my current homeowner mortgage to a Buy to Let Alliance & Leicester mortgage. I was told by my financial advisor that I must appoint a conveyancer as part of the process. I had a chat my past Brook Green conveyancing practitioner who who conducted the conveyancing when I previously bought the property. The costs illustration provided of £450 plus VAT has shocked me as I am not require purchase conveyancing - it’s simply a bog-standard refinance.

The estimate does seem a little steep. If you you were to look around you could trim some of the cost by as much as a hundred pounds. On the other hand, providing that you were satisfied with the service the firm provided you couldcome to regret opting for an an unknown conveyancer. Remember to enquire the firm can also act for Alliance & Leicester . You can make use of our search tool to choose a Brook Green conveyancing firm on the Alliance & Leicester approved list of lawyers, which can often include conveyancing solicitors in Brook Green.

I am buying a victorian detached house in Brook Green. The intention is to carry out an extension to the side at the property.Will the conveyancing process include checks to ascertain if these alterations are permitted?

Your property lawyer should review the registered title as conveyancing in Brook Green can occasionally identify restrictions in the title deeds which prohibit categories of alterations or necessitated the consent of a 3rd party. Some additions call for local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Brook Green building society branch on a couple of occasions and was advised it wasn't a problem and they will lend. My Brook Green conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their published requirements. Who do I believe?

As long as the solicitor is on the bank approved list, they must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Aldermore have agreed my mortgage in principle, my bid on a house in Brook Green has been agreed to, what are the next steps?

Your estate agent will want to know who your solicitors are (ensure that the solicitors are on the bank’s panel). Call up Aldermore or the broker and complete any appropriate forms. Aldermore will appoint a valuer who will get in contact with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Aldermore will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Brook Green.

Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who dealt with the conveyancing in Brook Green 4 years ago have long since closed. Will I be able to sell the house?

You no longer need to hold title official documentation to evidence that you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.

We're first time buyers - agreed a price, but the estate agent has warned us that the owners will only proceed if we appoint their preferred conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Brook Green

It is highly unlikely the owners are driving this. Should the vendor want ‘a quick sale', taking such a hostile approach to a motivated buyer is is going to put the whole deal at risk. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you intend to instruct your own,trusted Brook Green conveyancing firm - not the ones that will provide their estate agent a commission or achieve conveyancing thresholds pre-set by senior management.

I only have 68 years unexpired on my lease in Brook Green. I now wish to get lease extension but my freeholder is absent. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to prove that you have done all that could be expected to track down the lessor. On the whole an enquiry agent may be useful to carry out a search and to produce an expert document which can be used as proof that the freeholder can not be located. It is advisable to get professional help from a solicitor both on proving the landlord’s absence and the application to the County Court overseeing Brook Green.

I have had difficulty in trying to purchase the freehold in Brook Green. Can this matter be resolved via the Leasehold Valuation Tribunal?

if there is a missing landlord or where there is dispute 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 Leasehold Valuation Tribunal to assess the price payable.

An example of a Freehold Enfranchisement matter before the tribunal for a Brook Green premises is 83 Sinclair Road in September 2010. The decision of the Tribunal was that the price to be paid by the Applicant to the Respondent for the freehold interest in the Property was the sum of £93,650 This case related to 4 flats. The number of years remaining on the existing lease(s) was 70.58 years.