Me and my fiance are purchasing a 2 bedroom flat in West Byfleet with a mortgage. We would like to retain our West Byfleet conveyancer, but the lender advise she’s not on their "panel". It seems we have little option but to use one of the bank panel conveyancing practices or keep our West Byfleet conveyancer as well as pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your West Byfleet conveyancing solicitor to apply to be on the conveyancing panel.
My brother and I have recently bought a property in West Byfleet. We have since encountered a number of issues with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been carried out for conveyancing in West Byfleet?
The query is vague as what problems have arisen and if they are relate to conveyancing in West Byfleet. Conveyancing searches and investigations initiated during the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor answers a questionnaire known as a Seller’s Property Information Form. If the information ends up being inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in West Byfleet.
Is there a reason why leasehold purchase conveyancing in West Byfleet costs more?
The conveyancing fees on a leasehold property in West Byfleet is often more expensive when contrasted to a freehold transaction. This is due to the extra investigations necessary in liaising with the freeholder and management company to obtain information concerning whether the rent and service fee have been discharged and whether there are any major works due in the foreseeable future on repairs or maintenance of the block.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in West Byfleet?
There are many recorded licenced Conveyancers in West Byfleet and Solicitor partnerships in West Byfleet to choose from We would stress that the two are regulated professionals specialising in the legal aspects of transferring property. They may both also deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
My father pointed out to me me that in buying a property in West Byfleet there could be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are a number of properties in West Byfleet which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in West Byfleet should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After what feels like an age I have had an offer on an apartment in West Byfleet accepted, the vendors do nevertheless have a tied purchase. The sellers have offered on somewhere, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in West Byfleet. What do I do now? When should I get the mortgage application with HSBC started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then valuation, West Byfleet conveyancing search costs, etc). First, you should ensure that your lawyer is on the HSBC approved list. As to the next stages this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. During a buoyant market many purchasers would apply for a home loan with HSBC and pay for the valuation and only if it comes back ok would they request their conveyancer to proceed with searches.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. West Byfleet is where the house is located. Can you shed any light on this issue?
Flying freeholds in West Byfleet are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Byfleet you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Byfleet 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 have been pointed in your direction by a few property agents in West Byfleet to select a property lawyer on your site. Is there a financial inducement for Estate Agents to offer your services over and above a competitor’s?
We refuse to offer any financial incentive for pointing buyers and sellers to this site. We thought it would be too underhand a fee as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.