We hired a local firm for my conveyancing in West Hill yesterday. After carefully reading the Terms I notewe are on the hook for charges even if the dealdoes not go ahead. Should I ditch them and use a web based firm offering no-sale-no-fee conveyancing in West Hill?
It is usually a trade off in that if "No Completion No Fee" is advertised then the fee levels will tend to be be higher to offset the transactions that do not go ahead. Do bear in mind that these deals rarely protect you from disbursements e.g. West Hill conveyancing search costs.
The sellers of the house we are looking to purchase have appointed a conveyancing solicitor in West Hill who has insisted on a lock out agreement with a non-refundable deposit 10k. Are such agreements sensible?
This kind of contract is not the norm in West Hill, conveyancers are often found to veer clients away from them as they detract from focusing on the main conveyancing focus and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. Secondly, there is no guarantee that just because the owner has executed a lock out agreement they will complete the sale with you. They may breach the agreement if they receive a large enough offer to do so because a wronged purchaser with the benefit of a lockout agreement will still be obliged show losses as a consequence of the breach and this may not equalise the extra amount that your seller may obtain by breaking the contract, however morally reprehensible it undoubtedly is.
A colleague pointed out to me me that in purchasing a property in West Hill there could be various restrictions prohibiting external alterations to a property. Is this right?
There are a number of properties in West Hill which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in West Hill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I buying a 4 bedroom semi-detached house in West Hill. We would like to an extension at the rear at the property.Will the conveyancing process involve investigations to determine if these alterations were previously refused?
Your conveyancer should review the deeds as conveyancing in West Hill will occasionally identify restrictions in the title documents which prevent certain changes or necessitated the permission of a 3rd party. Some additions need local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
Are all West Hill Conveyancing Quality Solicitors on the Aldermore conveyancing panel?
It is true that some lenders now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
Me and my brother purchased a semi-detached Victorian house in West Hill. Conveyancing lawyer acted for me and HSBC Bank. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Hill and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing lawyer who conducted the purchase.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. West Hill is where the house is located. What do you suggest?
Flying freeholds in West Hill are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Hill you would need to get your solicitor to go 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 Hill may ascertain 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 premises.
I own a leasehold flat in West Hill. Conveyancing and Platform Home Loans Ltd mortgage are in place. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in West Hill who acted for me is not around. Do I pay?
First contact HMLR to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a West Hill conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a West Hill conveyancing firm to act on my behalf?
Where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to make a decision on the price.
An example of a Freehold Enfranchisement decision for a West Hill flat is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case was in relation to 7 flats. The number of years remaining on the existing lease(s) was 75.88 years.