Why would one instruct a Hammersmith conveyancing solicitors firm given that online conveyancers are cheap by comparison?
By all means make sure that you shop around for conveyancing costs in Hammersmith and you should seek an affordable estimate but don’t be focused with sourcing the lowest priced Hammersmith conveyancer. Identifying the right conveyancer can mark the difference between a seamless and a distressing home move. You need to ensure that you have expert advice from a specialist conveyancer. An e-mail can never be as helpful as a telephone conversation and are no substitute for a face to face consultation. The firms that we work with will find you a qualified and top rated conveyancing solicitor that will deal with your conveyancing from start to finish, providing a level of personalised service that you rarely receive from an internet conveyancer. Our lawyers will inform you as to any developments and keep you informed. Should it ever be necessary to call the office you will be sure who to ask for and they will endeavour to make sure that you are in the know.
We are purchasing a newly built flat in Hammersmith and my solicitor is informing me that she has to the bank to disclose incentives from the builder. I am nearing the developer’s deadline to exchange contracts and I don't want to delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I purchased a freehold premises in Hammersmith but still pay rent, why is this and what is this?
It’s unusual for properties in Hammersmith and has limited impact for conveyancing in Hammersmith but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
I have paid off my mortgage with HSBC. I assume I don't need a Hammersmith lawyer on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I recently had an offer accepted on a house in Hammersmith. My mortgage broker suggested a property lawyer. I paid an on account payment of £175. Soon after, the solicitor called me to say that they were not on the Nottingham 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 Nottingham 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.
Planning on purchasing a apartment in Hammersmith. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hammersmith solicitor is on the Clydesdale conveyancing panel.
I have been told that property searches are the number one cause of obstruction in Hammersmith conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Searches are not likely to be the root cause of slowing down conveyancing in Hammersmith.
Are there any apps to help identify a Hammersmith solicitor on the Halifax conveyancing panel? I have wheels and am prepared to travel upto 10miles to meet the lawyer.
You can use the tool on this website. Please select a bank and your location and you will see a number of Hammersmith conveyancing lawyers located nearest you. We have detailed some Hammersmith conveyancing firms towards the end of this page and you can call them to verify if they are on the Halifax member panel