I am about to exchange buying a property in Hammersmith but as a consequence of wreckage from the recent storms I have was able negotiate compensation from the owner in the sum of six thousand pounds by way of a deduction in the price. I had intended this to be addressed as part of amending the contract yet TSB are not allowing this. Should they have been involved?
Any conveyancing practitioner being on the TSB approved list is duty bound to disclose to TSB of any changes to the purchase price. If you were to refuse your lawyer to report the price change to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new solicitor for your conveyancing in Hammersmith.
I purchased a freehold premises in Hammersmith but nevertheless pay rent, why is this and what is this?
It is rare 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 creation of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
The Hammersmith conveyancing lawyers that I recently instructed on my house acquisition in Hammersmith have suddenly closed. I only went with them because I needed a lawyer on the Lloyds conveyancing panel and my previous Hammersmith lawyer was not. I paid them £170 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
I completed on my house on 8 May and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Hammersmith advises it should be concluded in a couple of weeks. Are transfers in Hammersmith uniquely lengthy to register?
As far as conveyancing in Hammersmith registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry must send notices to any interested parties. Currently in the region of three quarters of submission are fully addressed within two weeks but some can be subject to longer delays. Historically registration occurs after the new owner has moved in to the property therefore 'speed' is not always primary concern but if there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, no chain 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 would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hammersmith may decide 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.
I am looking to sell my home. My previous solicitors has retired. I am in need of a recommendation of a conveyancing firm. Im based in Hammersmith if that makes things easier.
You should use our search tool to help you choose a solicitor for your conveyancing in Hammersmith. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.