I was advised today by my broker that my Gunnersbury property lawyer is not on the bank Solicitor panel. How can I be sure whether this is correct?
The best course of action for you to take is to contact your Gunnersbury conveyancer. You lawyer should notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
My fiancee and I are purchasing our first home. Our conveyancer has calledto check if we would like to order extra conveyancing searches. We are really unsure what's relevant for conveyancing in Gunnersbury
The quantity and type of Gunnersbury conveyancing searches depends primarily on the premises, the location, the probability of any of these risks, your familiarity of the region and risks, your overall appetite to risk. What is important is that you properly understand what information each search could give you. Then you can make a decision if you consider that you need that search. Where you are unsure, ask the conveyancer to offer guidance.
Two weeks ago we had a mortgage agreed in principle with Principality. Gunnersbury conveyancing practitioners were appointed. How long does it take for Principality to issue the offer to the property lawyer?
Some lenders take longer than others. Have Principality completed the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Gunnersbury lawyer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
My offer on a property in Gunnersbury has been agreed to, but there is a chain. The vendors have put an offer on somewhere, however it’s not yet tied up, and are looking at other apartments booked. I have selected a bricks and mortar conveyancing solicitor in Gunnersbury. What do I do now? At what point should I apply for the mortgage with UBS?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Gunnersbury conveyancing search fees, etc). First, you should check that your property lawyer is on the UBS conveyancing panel. As to the subsequent stages this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. During a hot market some buyers would apply for the mortgage with UBS and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to move forward with searches.
It has been four months since my purchase conveyancing in Gunnersbury took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My step-father has suggested that I use his conveyancers in Gunnersbury. Should I use them?
There are no two ways about it the ideal way to select a conveyancing lawyer is to have guidance from friends or family who have used the firm that you are considering.
I’m about to sell my basement apartment in Gunnersbury. Conveyancing is yet to be initiated, however I have just received a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is clear the service charge as you normally would as all rents and service charges should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until 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.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Gunnersbury conveyancing firm to represent me?
if there is a missing landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to judgment on the price.
An example of a Freehold Enfranchisement case for a Gunnersbury residence is 169 Southfield Road in September 2013. the tribunal decided that the premium to be paid in respect of the collective enfranchisement should be £51,203 This case was in relation to 2 flats. The unexpired term was 64.64 years.