Our lawyer has discovered a a legal deficiency with the lease for the flat we are buying in Hammersmith. The other side have suggested title insurance as a solution. We are content with insurance and will pay for it. Our conveyancing practitioner says that he must be satisfied that the lender is content with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
I am planning on selling our house in Hammersmith and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Hammersmith lawyer would know this is not the case. It does beg the question why the purchasers are using a factory type conveyancing outfit as opposed to a conveyancing solicitor in Hammersmith. We have lived in Hammersmith for six years we know that this is a non issue. Should we contact our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Just had an offer accepted on a new build apartment in Hammersmith. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Hammersmith
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared.
I am looking for a ground for flat up to £305k and identified one near me in Hammersmith I like with open areas and transport links nearby, however it only has 52 years unexpired on the lease. There is not much else in Hammersmith for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
Taking into account that I will soon spend £400,000 on a terraced house in Hammersmith I would like to have a conversation with the lawyer about myhouse move prior to instructing the firm. Is this something that you can arrange?
Absolutely - we would be pleased to talk to you we do not take any clients on without you first talking to the conveyancer due to be carrying out your conveyancing in Hammersmith.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Hammersmith should be the figure that you end up paying.
Completion is due on our sale of a £375,000 garden flat in Hammersmith next Friday. The management company has quoted £336 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Hammersmith?
Hammersmith conveyancing on leasehold maisonettes nine out of ten times involves fees being levied by landlords agents :
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Addressing conveyancing due diligence enquiries
Where consent is required before sale in Hammersmith
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
We have reached the end of our tether in trying to purchase the freehold in Hammersmith. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We can put you in touch with a Hammersmith conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Hammersmith property 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 related to 2 flats. The unexpired term was 68.32 years.