What is the difference between a licensed conveyancer and conveyancing solicitor in West Kensington
Two types of professional can carry out conveyancing in West Kensington namely CLC regulated conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the disposal or purchase of property. They are both obliged to handle West Kensington conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that the requisite steps should be appropriately attended to.
Is it the case that all West Kensington conveyancing solicitors on the Nationwide conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nationwide conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
My fiancee and I are at the point of looking at flats in West Kensington and I am about to put in an offer. Is it sensible to have a lawyer on ‘stand by’? I will be getting a mortgage with Santander.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are getting a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.
A colleague recommended that where I am buying in West Kensington I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard West Kensington conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about West Kensington around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the West Kensington Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data about West Kensington.
five months have gone by since my purchase conveyancing in West Kensington completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build flat in West Kensington. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in West Kensington
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Is it possible to switch solicitor as I need to choose a firm on the TSB conveyancing list. I instructed a high street conveyancing solicitor in West Kensington five minutes from me but he is not approved by TSB
It would be our pleasure to assist you find a conveyancing solicitor in West Kensington on the TSB panel. Please note that the law firms that we list do not pay us commission if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in West Kensington. In utilising search facility on this website, you can scrutinise fees for conveyancing solicitors in West Kensington and throughout England and Wales.
I've recently bought a leasehold flat in West Kensington. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the proprietor of a second floor flat in West Kensington. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?
Where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to arrive at the price payable.
An example of a Lease Extension decision for a West Kensington premises 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 number of years remaining on the existing lease(s) was 37.79 years.