Me and my husband are purchasing an apartment in Westminster. My Conveyancer is not listed on the bank approved list. Can I still continue with my Westminster conveyancing solicitor even though they are not on the lender list of approved lawyers?
You must use a solicitor to deal with the formalities if you take out a mortgage to buy your home. They will conduct all the essential investigations on the property, make sure that you will be properly registered as the owner and ensure that all the required mortgage paperwork is in place. One could instruct a Westminster conveyancer of your choosing. However, if the lawyer appointed is not a member of the mortgage company conveyancing panel supplemental costs will be levied as separate legal representation will be need by the mortgage company. Conveyancing panel applications can be submitted, so if your conveyancer has not in the past applied for membership they should take the opportunity to apply.
Please help. My Westminster lawyer is assuring me that he has toapply for Westminster conveyancing searches asthe firm are on the Santanderconveyancing panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Westminster conveyancing searches.
What is the difference between a licensed conveyancer and conveyancing solicitor in Westminster
Two types of professional can execute conveyancing in Westminster namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the sale or purchase of property. They are both duty bound to conduct Westminster conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly carried out and that all necessary procedures should be appropriately taken.
This question may be naive but I am wet behind the ears as a 1st time purchaser of a two bedroom flat in Westminster. Do I receive the keys to the premises on completion from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in Westminster?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you should be invited to collect the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
I have been advised by my lawyer that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Westminster?
The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Barclays and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
I have a 4 bedroom Victorian house in Westminster. Conveyancing solicitor represented me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Westminster and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing solicitor who conducted the conveyancing.
How simple is it to swap firm as I have to appoint a firm on the Lloyds TSB Bank conveyancing panel. I was using a family conveyancing solicitor in Westminster round the corner but she is not accepted by Lloyds TSB Bank
We will our best to assist in finding you a conveyancing solicitor in Westminster on the Lloyds TSB Bank panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Westminster. In utilising search facility on this website, you can scrutinise costs for conveyancing solicitors in Westminster and beyond.
I have just started marketing my garden apartment in Westminster. Conveyancing solicitors are to be appointed soon, however I have recently had a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the maintenance contribution as normal given that all ground rent and maintenance charges will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Following months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Westminster. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the LVT to arrive at the price.
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 was in relation to 2 flats. The unexpired residue of the current lease was 56 years.