My Westminster lawyer has identified a discrepancy when comparing the information in the home valuation survey and what is revealed within the conveyancing documents. My lawyer informs me that he must check that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s approach legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am considering applying for a Yorkshire BS mortgage for purchase of a newly converted (under development) in Westminster with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Yorkshire BS ?
There is nothing to stop you using your solicitor, but Yorkshire BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am due to move property in September. Will my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Westminster. Conveyancing lawyer was found before I stumbled across your site.
On the day of completion you will need to pick up the keys from your estate agent however this should only happen after the previous owners conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. You can inform the removal company that you are ready to move in. We are not in a position to recommend a specific removal company but can assist you in choosing a conveyancing in Westminster or a solicitor with expertise in conveyancing in Westminster.
I am buying a end of terrace house in Westminster. Our aim is to an extension at the rear at the house.Will the conveyancing process include checks to ascertain if these alterations were previously refused?
Your property lawyer should review the deeds as conveyancing in Westminster can on occasion identify restrictions in the title deeds which restrict certain works or require the consent of another owner. Some works need local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
Kent Reliance have agreed my mortgage in principle, my offer on a property in Westminster has been accepted, what happens next?
The property agent will wish to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Contact Kent Reliance or the financial adviser and complete any outstanding documentation. Kent Reliance will appoint a valuer who will get in contact with the estate agent or seller to schedule a slot for the valuation to occur. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Kent Reliance will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Westminster.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Westminster is the location of the property. What do you suggest?
Flying freeholds in Westminster are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Westminster you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westminster may determine 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 property.
All being well we will complete the sale of our £400,000 garden flat in Westminster on Friday in a week. The freeholder has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Westminster?
For most leasehold sales in Westminster conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-exchange questions
Where consent is required before sale in Westminster
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I inherited a a ground floor purpose built flat in Westminster. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?
in cases where there is a absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.
An example of a Lease Extension decision for a Westminster flat is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case related to 2 flats. The number of years remaining on the existing lease(s) was 56 years.
My boyfriend is buying a leasehold flat in Westminster. He was given a quote by the lawyer suggested by the estate agents totaling £1385 . It was eight years ago since I sold and bought a property and the fee was £450. Have costs really gone up that much?
We would recommend that you contact two or three local Westminster conveyancing solicitors requesting estimates. You should base your choice not only on cost, but on promptness and on how comprehensive the response is.