We went with a high street solicitor for our conveyancing in West London today. Looking through the Terms and Conditions it is apparent thatI am on the hook for fees even if the movefalls through. Should I ditch them and use a web based conveyancing brokerage promoting no-sale-no-fee conveyancing in West London?
It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be uplifted to counteract those cases that fail to complete. Do bear in mind that these deals tend not to protect you from disbursements for example West London conveyancing search costs.
Me and my fiancee are buying our first house. Our solicitor has texted usto ask if we wish to take out extra conveyancing searches. Unfortunately we in the dark as to what's appropriate for conveyancing in West London
The type of West London conveyancing searches depends entirely on the property, the location, the possibility of any of these risks, your familiarity of the region and risks, your overall approach to risk. What is important is that you adequately comprehend what information each search could give you. Then you can decide if you personally think you need that search. Where you are unsure, ask your lawyer to recommend.
A colleague suggested that where I am buying in West London I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your West London conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about West London around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the West London Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, West London Education with plans and statistics, Local Amenities and other useful information regarding West London.
I'm buying my first flat in West London benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of extras instead. The estate agent told me not inform my conveyancer about the deal as it would impact my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the advice of my in-laws I had a survey completed on a house in West London in advance of instructing conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some banks tend refuse to grant a mortgage on such a home.
It varies from the lender to lender. Santander has different instructions for example to Halifax. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in West London. Conveyancing may be slightly more expensive based on your lender's requirements.
I am a negotiator for a reputable estate agent office in West London where we have witnessed a number of leasehold sales jeopardised due to short leases. I have received inconsistent advice from local West London conveyancing firms. Could you clarify whether the seller of a flat can start the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
After years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in West London. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to make a decision on the premium.
An example of a Lease Extension decision for a West London flat 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 was in relation to 2 flats. The unexpired term was 72.39 years.