Forgive me if this question is silly but I am unexperienced as a first time purchaser of a ground floor flat in Hammersmith. Do I receive the keys to the property on the completion date from my conveyancer? If so, I will find a High Street conveyancing solicitor in Hammersmith?
On the day of completion you will not be required to go to the conveyancers office in Hammersmith. Your solicitors will electronically transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be able to collect the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.
I recently had an offer agreed on a house in Hammersmith. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £200. Shortly after, the conveyancer called me sheepishly admitting that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
RBS have agreed my mortgage in principle, my offer on a apartment in Hammersmith has been accepted, what happens next?
Your estate agent will wish to know who your solicitors are (make sure the conveyancers are on the lender’s panel). Call up RBS or your financial adviser and finish off any appropriate forms. RBS 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 about a week to receive the mortgage offer. RBS will issue 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.
What does a local search reveal about the house we're purchasing in Hammersmith?
Hammersmith conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company such as Onsearch The local search is essential in every Hammersmith conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I purchased a terraced Victorian house in Hammersmith. Conveyancing solicitor represented me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hammersmith and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who completed the work.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Hammersmith is where the house is located. Can you shed any light on this issue?
Flying freeholds in Hammersmith are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hammersmith you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hammersmith may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
As co-executor for the estate of my aunt I am disposing of a residence in Monmouth but reside in Hammersmith. My conveyancer (approximately 300 miles from meneeds me to sign a stat dec before the transaction finalising. Can you recommend a conveyancing lawyer in Hammersmith who can attest and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Hammersmith based
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.