It is a dozen years since I bought my property in Westminster. Conveyancing lawyers have just been appointed on the sale but I can't track down my title documents. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by the lender or they could still be with the lawyers who acted in the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Westminster relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
Forgive me if this question is silly but I am new to the home moving as FTB of a garden flat in Westminster. Do I collect the keys to the house on the completion date from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Westminster?
On the day of completion you will not be required to attend the conveyancers office in Westminster. Your solicitors will electronically transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you will be able to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.
We expect to receive a DIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Westminster solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Westminster solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I am selling my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being a right pain. The Westminster solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
I require expedited conveyancing in Westminster as I am faced with pressure to exchange contracts within one month. A home loan is not required. Is it possible to escape the need for conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at liberty not to have searches carried out although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Westminster the following are instances of issues that can show up and therefore impact future saleability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
Just had an offer accepted on a new build flat in Westminster. Conveyancing is necessary evil 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 legal work.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Westminster
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I am 18 days into a freehold purchase having been referred to conveyancers by the estate agent to handle our conveyancing in Westminster. We are not happy. Could you you assist me in finding new solicitors?
A lawyer would need to be very bad to suggest replacing them. Has your loan offer been sent? If so you will need to advise them of the new lawyer and have the offer are re-sent. Your solicitor ideally needs to be on the mortgage company panel to avoid escalating charges and delays. So that should be your starting point. The find a solicitor tool will help you find a lender approved lawyer for your conveyancing in Westminster
How do I find the right lawyer for my conveyancing in Westminster ?
First ask the people you trust who they used in the past and if they were happy with the service. Option 2 is to search the internet for conveyancing in Westminster. Call two or three from the list and request that they send you their conveyancing fees and speak to the lawyer who will handle your conveyancing before you commit. Third is to make use of this site to help you find the right lawyers for you based on your unique requirements including location,speed, complexity and who the proposed mortgage company is.Avoid the trap of appointing £99 conveyancing solicitors in Westminster