Can the conveyancing solicitors that are recommend handle auction conveyancing in Chiswick?
There are a number of auction lawyers we can put you in touch with those specialising in auction conveyancing. Chiswick is one of the many areas of in which our lawyers have a presence.
Having sold my house in Chiswick last June but our buyer keeps whats apping daily to moan that their lawyer is waiting to hear from mylawyer. What are the post completion sale formalities now that I have sold?
Following your disposal your solicitor should deliver the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. If applicable, your conveyancer must also confirm that the home loan has been repaid to the buyers conveyancers. There are no post completion procedures unique to conveyancing in Chiswick.
I'm the single recipient of my late father’s estate and I have everything in my name now, including the my former home in Chiswick. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I understand that there is a CML six month 'rule', which means that my property ownership could be treated the same way as if I'd bought the property in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view mortgage companies take of it, depend on the bank as this obligation is chiefly there to pick up on the purchase and immediately sell or the quick reselling of property.
I am currently in the process of buying my council flat in Chiswick. I have a mortgage agreed with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Chiswick solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 Chiswick 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 purchased a a detached house in Chiswick , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Chiswick conveyancing solicitor works at snail pace, so I want to be certain that my purchase is registered.
As far as conveyancing in Chiswick registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and if the Land registry need to notify any 3rd parties. As of today approximately three quarters of submission are completed within two weeks but some can be subject to longer delays. Historically registration takes place once the buyer is living at the property so registration formalities is not usually primary concern but where there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.
I am buying my first flat in Chiswick with the aid of help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not reveal to my conveyancer about this extras as it would adversely affect my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Am in the process of purchasing my first home in Chiswick. Conveyancing solicitor already appointed. The mortgage adviser advised that a survey is not needed as the property is only 20 yrs old.
As the bare minimum you need a Home Buyer's Report. Given the property is more than ten years old the property will be without a warranty, so you don't want to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could be enough. The report should highlight any apparent issues and recommend additional investigation if relevant. If there are any indications of material issues seek a comprehensive structural survey.