My partner’s mother is a property lawyer. I suspect that I will receive mate’s rates for conveyancing, However if that does not come materialise, what level of costs would I typically be looking at for conveyancing in Westminster?
It’s prudent to obtain multiple conveyancing estimates. Make use of our comparison tool on this page. The prices will vary but the service one can expect differ between property lawyers as is true with the vast majority of professional services.
Our Westminster conveyancer has identified a difference between the information in the valuation survey and what is revealed within the legal papers for the property. My solicitor says that he is duty bound to check that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance right?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications 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 you.
We are selling our home in Westminster and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers used an online conveyancing firm as opposed to a conveyancing solicitor in Westminster. We have lived in Westminster for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I purchased a terraced Victorian property in Westminster. Conveyancing lawyer represented me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
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 locations in 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 purchasers. You can also check the situation with your conveyancing practitioner who conducted the work.
I am purchasing a new build house in Westminster with a loan from Nottingham Building Society. The developers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not to tell my conveyancer about the extras as it may adversely affect my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the guidance of my in-laws I had a survey completed on a property in Westminster prior to retaining solicitors. I have been told that there is a flying freehold element to the property. My surveyor advised that some mortgage companies tend refuse to give a mortgage on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Westminster. Conveyancing will be smoother if you use a solicitor in Westminster especially if they regularly deal with such properties in Westminster.