Do the Building Society Association intend to launch a online directory to to identify firms on the Loughborough BS conveyancing panel for example in West Kensington?
We are not aware of any intention on the part of the BSA to develop such a tool.
We previously chose conveyancers with offices in West Kensington on the UBS solicitor panel. They are now charging me a further fee for the legal aspects of the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your lawyer may charge a fee for this. The charge is not set by UBS but by your West Kensington lawyer. Plenty of firms on the UBS panel will quote ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
I'm at the point of looking at houses in West Kensington and I am about to put in an offer. Is it best to have a conveyancing practitioner on ‘stand by’? I will be getting a mortgage with UBS.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are taking out a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.
Intending to buy a flat in West Kensington. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale 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 West Kensington solicitor is on the Clydesdale conveyancing panel.
Me and my brother own a semi-detached Georgian house in West Kensington. Conveyancing solicitor represented me and Platform Home Loans Ltd. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should assess 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 Kensington 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 mortgage companies. You can also check the position with your conveyancing solicitor who carried out the work.
How does conveyancing in West Kensington differ for new build properties?
Most buyers of new build premises in West Kensington contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in West Kensington usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in West Kensington or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. West Kensington is the location of the property. Can you shed any light on this issue?
Flying freeholds in West Kensington 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 Kensington you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Kensington 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 residence.
I am using a search engine for the phrase cheap conveyancing in West Kensington it reveals numerous property lawyersin the area. With so much choice what is the best way to find the suitable property lawyer for purchase transaction?
The best method of finding the right conveyancer is via personal recommendation, so seek the opinion of friends and those you trust who have purchased a property in West Kensington or the local estate agent or financial adviser. Costs for conveyancing in West Kensington differ, so it's sensible to secure a minimum of three estimates from varying types of property lawyers. Make sure that you know that the charges are assured not to to be inflated.