Do banks and building societies provide you with an approved list of Brondesbury conveyancing solicitors? How do you know who is on the conveyancing panel?

Brondesbury conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

I am the single recipient of my late father’s estate and I have everything in my name alone, including the house in Brondesbury. The Brondesbury property was put into my name in . I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the house in . Will no one buy the property for half a year?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How sensible a view lenders take of it, depend on the bank as this clause principally exists to identify the purchase and immediately sell or the flipping of property.

Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Brondesbury solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Brondesbury surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

have agreed my home loan in principle, my bid on a apartment in Brondesbury has been agreed to, what are the next steps?

Your property agent will need to know who your solicitors are (ensure that the are on the lender’s panel). Contact or the broker and finish off any appropriate forms. will instruct a valuer who will get in touch with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. will send the offer to you and your . The transaction will then take it’s course according the nature and complexity of the conveyancing in Brondesbury.

Just had an offer accepted on a new build flat in Brondesbury. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Brondesbury

Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared.

I have been pointed in your direction by a few estate agents in Brondesbury to choose a conveyancer on your site. What’s the financial incentive for Estate Agents to offer your lawyers ahead of a competitor’s?

We refuse to make any financial incentive for sending work to this site. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

I am about to complete on the purchase a house in Brondesbury but as a result of damage from the recent storms I have negotiated reparation from the owner of £3k by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my lender will not permit this. Why were they approached?

The listed on a bank approved list is obliged to disclose to the lender of any changes to the purchase figure. If you prohibit your to disclose the price change to your mortgage company then they would need to discontinue representing you and the bank.