Our Westminster lawyer has identified a discrepancy between the surveyor’s assumptions in the valuation survey and what is in the conveyancing documents. My lawyer has advised that he is duty bound to check that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s course or action legitimate?
Your conveyancing practitioner 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 remortgaging my home in Westminster, does my lawyer have to be on the Co-operative Solicitor panel?
In theory, you could use a solicitor that is not on the Co-operative conveyancing panel, but Co-operative would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I am aiming to move home in September. Should my conveyancing solicitor call the removal company on the completion day. Incidentally, can you recommend a removal company in Westminster. Conveyancing firm was chosen prior to coming across your page.
On the afternoon of completion you will need to pick up the keys from the property agent but this can only occur once the vendors conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You can inform the removal company that they can start moving you in. We are not in a position to suggest a particular removal company but can help you find a conveyancing in Westminster or a solicitor with expertise in conveyancing in Westminster.
We are purchasing a end of terrace house in Westminster. We would like to carry out an extension to the side at the property.Will legal work on the property involve investigations to see if these works were previously refused?
Your property lawyer will check the deeds as conveyancing in Westminster will occasionally identify restrictions in the title documents which prohibit categories of alterations or necessitated the consent of a 3rd party. Some additions need local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
Lloyds have agreed my home loan in principle, my offer on a property in Westminster has been accepted, now what?
The property agent will wish to be advised as to your property lawyer's details (be sure the property lawyers are on the bank’s approved list). Call up Lloyds or the financial adviser and complete any relevant forms. Lloyds will appoint a valuer who will get in contact with the estate agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes about a fortnight to receive the mortgage offer. Lloyds will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Westminster.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Westminster is the location of the property. Can you offer any advice?
Flying freeholds in Westminster are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Westminster you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westminster may ascertain 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.
We expect to complete our sale of a £400,000 garden flat in Westminster in 5 days. The landlords agents has quoted £384 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Westminster?
Westminster conveyancing on leasehold apartments more often than not requires the buyer’s conveyancer submitting enquiries for the landlord to address. Although the landlord is not legally bound to answer these enquiries most will be willing to assist. They are entitled to levy a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge levied by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, without which the charge is technically not due. Reality however dictates that you have no choice but to pay whatever is demanded should you wish to complete the sale of your home.
I inherited a ground-floor 1960’s flat in Westminster. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
Absolutely. We are happy to put you in touch with a Westminster conveyancing firm who can help.
An example of a Lease Extension decision for a Westminster premises 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 unexpired residue of the current lease was 56 years.
My brother is buying a leasehold flat in Westminster. He was given a quote by the solicitor suggested by the estate agents and it came to £1275 . It was ten years ago I sold and bought a property and it cost was £450. Have fees really increased to that extent?
We would recommend that you visit a few local Westminster conveyancing firms requesting estimates. It is advisable to base your selection not solely on cost, but on promptness and on how comprehensive the response was.