We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would prefer to use a local conveyancing solicitor in Hammersmith?
You should check but the the probability is that appoint one of their panel conveyancers should you take up the "fee-free" offer. Speak to the bank to check if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Hammersmith.
Two weeks ago we had a mortgage agreed in principle with UBS. Hammersmith conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from UBS?
There is no definitive answer here. Have UBS conducted the survey? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I had an offer accepted on a property in Hammersmith on 20/4/2026, valuation was booked five days later, received a clean bill of health. Solicitor instructed, so all that was missing 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 a mortgage 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.
Kent Reliance have agreed my mortgage in principle, my bid on a house in Hammersmith has been accepted, what are the next steps?
Your property agent will wish to be advised as to your lawyer's details (ensure that the conveyancers are on the bank’s approved list). Contact Kent Reliance or the financial adviser and finalise any outstanding paperwork. Kent Reliance will sellect a valuer who will get in touch with the estate agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Kent Reliance will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Hammersmith.
I have been told that property searches are the main reason for delay in Hammersmith house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any holding up conveyancing in Hammersmith.
Are there restrictive covenants that are commonly identified as part of conveyancing in Hammersmith?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Hammersmith. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I opted to have a survey completed on a property in Hammersmith prior to instructing solicitors. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies will refuse to give a loan on such a premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. If you e-mail us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hammersmith. Conveyancing will be smoother if you use a solicitor in Hammersmith especially if they are acquainted with such properties in Hammersmith.
Do you have any advice for leasehold conveyancing in Hammersmith from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Hammersmith can be avoided if you appoint lawyers the minute you market your property and request that they start to collate the leasehold documentation which will be required by the purchasers’ representatives. If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share certificate. Arranging a new share certificate can be a time consuming formality and slows down many a Hammersmith home move. If a duplicate share certificate is needed, do contact the company director and secretary or managing agents (where relevant) for this sooner rather than later. You may think that you are aware of the number of years left on your lease but it would be advisable verify this via your conveyancers. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the remaining number of years is below 80 years. In the circumstances it is essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Hammersmith leases often stipulate that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord acquiescing to such alterations. Should you dont have the paperwork in place do not communicate with the landlord without contacting your conveyancer before hand.
We have reached the end of our tether in seeking a lease extension in Hammersmith. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee landlord or if 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 First-tier Tribunal (Property Chamber) to calculate the sum to be paid.
An example of a Freehold Enfranchisement decision for a Hammersmith flat is 19 Crisp Road in June 2009. Following a vesting order (Under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993) The tribunal determined that the premium payable for the acquisition of the freehold was £33,756,apportioned as to£12,285 for the lower at and £21,471for the upper fat. This case was in relation to 2 flats. The unexpired lease term was 68.32 years.