When it comes to lenders such as Coventry BS, do Shepherd's Bush property lawyers face a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I am purchasing a property in Shepherd's Bush. An unusual aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Clydesdale your lawyer must follow the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Clydesdale where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Shepherd's Bush.
I am expecting a DIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Shepherd's Bush solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Shepherd's Bush solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I require quick conveyancing in Shepherd's Bush as I am faced with an ultimatum to sign on the dotted line in less than one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not getting a mortgage you are at liberty not to do searches although no lawyer would suggest that you don't. With lots of history conveyancing in Shepherd's Bush the following are instances of what can appear and adversely impact market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly identified during conveyancing in Shepherd's Bush?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Shepherd's Bush. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I opted to have a survey done on a house in Shepherd's Bush before appointing solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies may not issue a loan on such a premises.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shepherd's Bush. Conveyancing may be slightly more expensive based on your lender's requirements.
Can you provide any advice for leasehold conveyancing in Shepherd's Bush from the point of view of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Shepherd's Bush can be bypassed if you instruct lawyers as soon as you market your property and request that they start to put together the leasehold information needed by the buyers’ representatives. If you are supposed to have a share in the Management Company, you should ensure that you are holding the original share certificate. Arranging a re-issued share certificate can be a lengthy process and delays many a Shepherd's Bush conveyancing deal. If a new share is needed, do contact the company director and secretary or managing agents (if applicable) for this as soon as possible. The majority of landlords or managing agents in Shepherd's Bush charge for supplying management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Shepherd's Bush. If you have had conflict with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be nervous about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than unsettled. You believe that you know the number of years remaining on your lease but you should verify this by asking your lawyers. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the remaining number of years is under 75 years. In the circumstances it is essential at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.
Following months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Shepherd's Bush. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We are happy to put you in touch with a Shepherd's Bush conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Shepherd's Bush premises is 82 Minford Gardens in February 2009. The Tribunal determined that the enfranchisement price was £37,341 This case related to 2 flats. The unexpired lease term was 72.92 years.
At what stage do I cover the costs of the Stamp Duty Land Tax chargeable for my house transaction in Shepherd's Bush?
The conveyancing practitioner will complete a Land Transaction Return Form on your behalf as part of your Shepherd's Bush conveyancing transaction for you to sign. After completion your conveyancer will submit the Land Transaction Return Form to the Inland Revenue and - as long as they have the money - settle any land tax payable for you.