My mortgage company has recommended solicitors on their panel based in West Kensington but I would rather instruct a conveyancing lawyer in West Kensington local to me. Are you able to assist?
It is by no means the case that all West Kensington conveyancing firms are listed all lender’s conveyancing panel. Use our search tool to locate a West Kensington conveyancing conveyancer on the on the bank panel.
Please help - my lawyer advises that chancel insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in West Kensington?
The right level of chancel indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Barnsley Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
We have agreed to purchase a house in West Kensington. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?
Given that your lender is Leeds Building Society your lawyer must follow the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Leeds Building Society where a lease fails to meet these requirements. The requirements relate to the installation of panels on properties countrywide and is not isolated to West Kensington.
I am due to exchange contracts on my house. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being pedantic. The West Kensington solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What can a local search tell me about the property we're buying in West Kensington?
West Kensington conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Searchflow The local search plays an important role in most West Kensington conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search should reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I decided to have a survey completed on a property in West Kensington before instructing solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some lenders may refuse to grant a loan on this type of house.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in West Kensington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in West Kensington to see if the conveyancing costs will increase in light of this.
My husband and I are new on the property ladder - agreed a price, yet the selling agent informed us that the vendor will only move forward if we instruct the agent's preferred lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a local solicitor with experience of conveyancing in West Kensington
We suspect that the seller is unaware of this request. Should the seller want ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you are going to use your own,trusted West Kensington conveyancing firm - not the ones that will give their estate agent a introducer fee or hit his conveyancing targets demanded by head office.
Having spent months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in West Kensington. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We are happy to put you in touch with a West Kensington conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a West Kensington residence is 93 Oakwood Court in June 2010. the LVT determined that the premium to be paid for the new lease was £492,083, This case related to 1 flat. The unexpired residue of the current lease was 37.79 years.
When it comes to leasehold conveyancing in West Kensington what are the most common lease problems?
There is nothing unique about leasehold conveyancing in West Kensington. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are missing. The following missing provisions could result in a defective lease:
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Insurance obligations Repairing obligations to or maintain parts of the property
You could have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Chelsea Building Society, and TSB all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the buyer to pull out.