Can I use your services to locate a Conveyancing solicitor in West Hill even where I’m not purchasing or disposing of a house, for instance where I intend to acquire an office in West Hill with a mortgage from Leeds Building Society?
Our search tool is primarily there to find residential conveyancing solicitors in West Hill but we have set out at the bottom of this page some West Hill commercial conveyancing firms. You will need to speak with the company directly to see if they can also act for Leeds Building Society
The West Hill conveyancing firm that I recently instructed on my purchase in West Hill have without warning closed. I only went with them because I had to have a firm on the Leeds Building Society conveyancing panel and my previous West Hill lawyer was not. I paid them 275 plus VAT in advance. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
We had chosen conveyancing lawyers with offices in West Hill on the Nottingham solicitor panel. They are now charging me an additional amount for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your lawyer can levy a fee for this. The charge is not set by Nottingham but by your West Hill conveyancer. Some firms on the Nottingham panel will quote ’dealing with mortgage’ fee but some firms include it on their overall fee.
My wife and I are spending time looking at apartments in West Hill and I am about to put in an offer. Should I already have a lawyer in place at this point? I will be getting a home loan with Kent Reliance.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are obtaining a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.
I have instructed a West Hill conveyancing practitioner having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own West Hill surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in West Hill differ for newly converted properties?
Most buyers of new build property in West Hill approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in West Hill usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in West Hill or who has acted in the same development.
Taking into account that I will soon part with 450k on a property in West Hill I wish to have a conversation with the lawyer regarding theconveyancing before appointing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be doing your property ownership legalities in West Hill.There is no ‘factory style conveyancing’ - every client is an important individual, not a file number. The law firms that we put you in touch with believe that the figure you are quoted for your conveyancing in West Hill should be the amount on the final invoice that you are charged.
I own a leasehold flat in West Hill. Conveyancing and Barnsley Building Society mortgage organised. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in West Hill who previously acted has long since retired. What should I do?
First make enquiries of HMLR to be sure that this person is in fact the new freeholder. It is not necessary to incur the fees of a West Hill conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a West Hill conveyancing firm to act on my behalf?
Absolutely. We are happy to put you in touch with a West Hill conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a West Hill flat is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case affected 7 flats. The unexpired term was 75.88 years.