We are purchasing a 3 bedroom flat in West London with a mortgage. We like our West London solicitor, but the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our West London property lawyer and pay for one of their panel ones to act for them. We consider that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 London conveyancing solicitor to apply to be on the conveyancing panel.
The West London conveyancing solicitors that just started acting on my purchase in West London have suddenly closed. I chose them because I needed a lawyer on the Coventry BS conveyancing panel and my previous West London lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
I have been recommended by a couple of local property agents in West London to select a property lawyer on your site. Is there a financial incentive for Estate Agents to recommend your site ahead of another?
We refuse to give any referral fee for pointing buyers and sellers to this site. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I have been sourcing a conveyancing practitioner in West London for my home move. Is it possible to review a firm’s record with the profession’s regulator?
One may search for published Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.
I am hoping to sign contracts shortly on a garden flat in West London. Conveyancing solicitors have said that they report fully within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in West London should include some of the following:
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Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Whether your lease has a provision for a reserve fund? Rent payments - what is due and when is collected, and also know whether this is subject to change The total extent of the property. This will be the property itself but could also incorporate a roof area or storage are if appropriate. Specifying your legal entitlements in relation to the communal areas in the building.By way of example, does the lease permit a right of way over an accessway or hallways?
I have given up trying to purchase the freehold in West London. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We are happy to put you in touch with a West London conveyancing firm who can help.
An example of a Lease Extension case for a West London property is 137 & 139 Haberdasher Street in December 2013. The Tribunal determines in accordance with section 48 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 that the premium for the extended lease for each Property should be £12,350.00. This case related to 2 flats. The remaining number of years on the lease was 72.39 years.
Do online conveyancing organisations do everything a high street West London solicitor does or must I employ a solicitor for the final stages for my conveyancing in West London?
Where you use an online conveyancer they should undertake all the things your West London solicitor would cover.