I am need of leasehold conveyancing for a flat in a fairly new development (seven years old) in Brunswick Park. The vast majority the appartments are already occupied. Do I need carry out the conveyancing searches for my conveyancing in Brunswick Park?

You would be putting yourself at risk in refusing to carrying out Brunswick Park conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that you have them. If speed and expenses are top of your concerns you should discuss with your conveyancer about the option of search insurance

we are a couple who are hoping to buy a purpose built flat in Brunswick Park with a mortgage from Bank of Scotland.We like our Brunswick Park conveyancing practitioner but Bank of Scotland says he's not on their "panel". We have to appoint a Bank of Scotland panel firm or retain our high street solicitor and fork out for a Bank of Scotland panel lawyer to act for them. This seems very unfair; is there anything we can do?

No, not really. The loan offered to you is subject to its various provisions, a common one being that solicitors will be on the Bank of Scotland approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Bank of Scotland

My wife and I have organised a further advance on our mortgage from Co-operative as we want to conduct a loft conversion to our home in Brunswick Park. Do we need to choose a high street Brunswick Park solicitor on the Co-operative conveyancing panel to handle the legals?

Co-operative would not normally require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.

I have a mortgage with Skipton for my property in Brunswick Park. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?

Your original mortgage agreement with Skipton will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel lawyer.

I had an offer accepted on a property in Brunswick Park on 29/11/2024, valuation was booked 3 days later, all came back fine. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Leeds Building Society and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Leeds Building Society conveyancing panel. Are Leeds Building Society entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.

I decided to have a survey done on a house in Brunswick Park before instructing conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some lenders will refuse to issue a loan on this type of house.

It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. If you contact us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Brunswick Park. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Brunswick Park to see if the conveyancing costs will increase in light of this.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £450,000 garden flat in Brunswick Park next week. The managing agents has quoted £300 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Brunswick Park?

Brunswick Park conveyancing on leasehold flats often involves the purchaser’s solicitor sending enquiries for the landlord to answer. Although the landlord is not legally bound to respond to these enquiries the majority will be content to do so. They are entitled to charge a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it exceeds £800. The management information fee levied by the landlord must be sent together with a synopsis of rights and obligations in respect of administration fees, otherwise the charge is technically not due. Reality however dictates that you have no choice but to pay whatever is requested of you if you want to complete the sale of your home.

I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Brunswick Park conveyancing firm to represent me?

if there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the LVT to arrive at the amount due.

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 unexpired term as at the valuation date was 70.31 years.