My conveyancer has uncovered a defect with the lease for the flat we are purchasing in Shepherd's Bush. The other side have offered title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer says that he must ensure that the bank is willing to move forward with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank 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 lawyer will have no choice but to discontinue acting for you.
How can we tell if a Shepherd's Bush conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Shepherd's Bush getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your conveyancing.
Planning on purchasing a apartment in Shepherd's Bush. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander 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 Shepherd's Bush conveyancing practitioner is on the Santander conveyancing panel.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Shepherd's Bush solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Shepherd's Bush postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Shepherd's Bush.
Are there restrictive covenants that are commonly picked up as part of 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'm refinancing my existing property to a buy to let loan with Alliance & Leicester and I will use the ballance of the raised equity as a down payment on further house. The area we are looking at is Shepherd's Bush. Will your lawyers be able to act for both sets of lenders and tie in the transactions?
Make use of our comparison tool on this page to ensure that the conveyancers are approved by both lenders. Having checked that they are the conveyancer will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you conveyancer and make apparent your expectations and needs.
We are a fortnight into a freehold purchase having been referred to a firm by the estate agent to handle our conveyancing in Shepherd's Bush. I am am starting to be disappointed with the level of service. Can you help me find new conveyancers?
A lawyer would have to be really bad in order to consider changing them. Has your mortgage offer been issued? In the event that it has you will need to advise them of the new lawyer and have the offer are re-sent. Your conveyancer needs to be on the banks panel to avoid added costs and complications. So that should be your first question of the new solicitors. Our search tool should assist you in finding a bank approved conveyancer for your home move in Shepherd's Bush
Do you have any top tips for leasehold conveyancing in Shepherd's Bush from the perspective of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Shepherd's Bush can be bypassed if you appoint lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation needed by the purchasers’ conveyancers. The majority of freeholders or managing agents in Shepherd's Bush levy fees for supplying management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management pack 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 common reason for 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 resolved prior to the flat being put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as over rather than unsettled. You believe that you know the number of years remaining on your lease but you should double-check by asking your lawyers. A purchaser's lawyer will not be happy to advise their client to where the lease term is below 75 years. It is therefore important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.
We have reached the end of our tether in seeking a lease extension in Shepherd's Bush. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We can put you in touch with a Shepherd's Bush conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Shepherd's Bush flat is 82 Minford Gardens in February 2009. The Tribunal determined that the enfranchisement price was £37,341 This case affected 2 flats. The unexpired term as at the valuation date was 72.92 years.