I have just been advised by my estate agent that my Notting Hill lawyer is not on the bank Conveyancing panel. How can I be sure that this is correct?
Your first step should be to call your Notting Hill conveyancer. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
At what point can the exchange of contracts happen for purchase conveyancing in Notting Hill and am I required to be at the conveyancers office?
If you are local to one of the conveyancing solicitors in Notting Hill you are welcome to attend to sign contracts. That being said, the law practices we recommend supply countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when communicating with you by post or email. The signing of the property agreement is not the critical part. Signing on the dotted line is necessary for the conveyancer to address the formalities at the appropriate time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Notting Hill)to be in the office at the appropriate time.
I can see plenty of information on this site regarding conveyancing in Notting Hill but can you isolate your top tip for appointing the right conveyancer in Notting Hill
Do not opt for the cheapest Notting Hill conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in Notting Hill. Do I pick up the keys to the house on completion from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Notting Hill?
On the day of completion you do not need to attend the conveyancers office in Notting Hill. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you will be called to collect the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
My wife and I are spending time looking at apartments in Notting Hill and I am now considering a potential offer. Should I already have a property lawyer appointed at this stage? I will be getting a mortgage with Co-operative.
It would be prudent to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are seeking a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
I have todaybecome aware that Wolstenholmes have been shut down. They carried out my conveyancing in Notting Hill for a purchase of a leasehold apartment 9 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The easiest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Notting Hill conveyancing specialists.
I am 3 weeks into a freehold purchase having been recommend to a firm by the estate agent to perform conveyancing in Notting Hill. I am not happy. Could you help me find new lawyers?
They would need to be really bad to suggest diss instructing them. Has your loan offer been sent? In the event that it has you must advise them of the new contact details and get the loan are issued to the new lawyers. Your conveyancer should be on the lenders panel to avoid added expenses and delays. So that should be your starting point. The search tool can assist you in finding a lender approved solicitor for your home move in Notting Hill
Can you provide any advice for leasehold conveyancing in Notting Hill from the perspective of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Notting Hill can be reduced if you appoint lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold documentation needed by the purchasers’ conveyancers. You believe that you know the number of years left on your lease but it would be advisable double-check by asking your solicitors. A purchaser's conveyancer will be unlikely to recommend their client to where the remaining number of years is under 80 years. In the circumstances it is essential at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If there is a history of conflict with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The purchasers and their solicitors will be warry about purchasing a flat where a dispute is unresolved. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to present the dispute as over as opposed to ongoing. In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Notting Hill state that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord acquiescing to such changes. Where you dont have the consents to hand you should not communicate with the landlord without contacting your conveyancer before hand. Some Notting Hill leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.
We have reached the end of our tether in negotiating a lease extension in Notting Hill. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to determine the price payable.
An example of a Lease Extension decision for a Notting Hill property is 2 Grove House 95 Addison Road in October 2013. the Tribunal decided that the premium to bepaid for a new lease is £50,050. This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 68.4 years.