Do banks and building societies provide you with an approved list of Hammersmith conveyancing solicitors? How do you know who is on the Barclays conveyancing panel?
Hammersmith conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.
I am assisting my aunt sell her house in Hammersmith. Will the conveyancer commission the energy performance certificate or it is for the seller to coordinate?
Following the abolition of Home Information Packs, energy assessments was maintained a compulsory component of selling a property. An energy performance certificate must be commissioned in advance of the property being advertised. This is not something that solicitors ordinarily organise. If you are instructing a Hammersmith conveyancing lawyer they may be willing to arrange energy performance certificates due to their relationships with long established local accredited person
A relative informed me that in purchasing a property in Hammersmith there may be various restrictions prohibiting external changes to a property. Is this right?
There are a number of properties in Hammersmith which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Hammersmith should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We have agreed to purchase a house in Hammersmith. A rare aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Yorkshire BS your lawyer must follow the conveyancing instructions set out in Part two of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Yorkshire BS where a lease does not comply with these requirements. The provisions relate to the installation of panels on properties nationwide and is not limited to Hammersmith.
I have justfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Hammersmith for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The quickest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hammersmith conveyancing specialists.
I'm purchasing my first flat in Hammersmith benefiting from help to buy. The builders refused to reduce the amount so I negotiated £7000 of extras instead. The house builders rep told me not disclose to my solicitor about this deal as it could impact my loan with the lender. Is this normal?.
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.
We expect to complete our sale of a £150,000 garden flat in Hammersmith in just under a week. The management company has quoted £300 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Hammersmith?
Hammersmith conveyancing on leasehold flats usually involves the buyer’s conveyancer sending questions for the landlord to address. Although the landlord is not legally bound to answer such questions most will be content to do so. They are at liberty to charge a reasonable charge for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is over three hundred pounds, in some situations it is above £800. The management information fee required by the landlord must be sent together with a summary of rights and obligations in respect of administration charges, otherwise the charge is technically not due. Reality however dictates that one has little option but to pay whatever is demanded should you wish to exchange contracts with the buyer.
I am the proprietor of a ground-floor 1950’s flat in Hammersmith. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?
Most certainly. We can put you in touch with a Hammersmith conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Hammersmith flat is 19 Crisp Road in June 2009. Following a vesting order (Under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993) The tribunal determined that the premium payable for the acquisition of the freehold was £33,756,apportioned as to£12,285 for the lower at and £21,471for the upper fat. This case related to 2 flats. The unexpired lease term was 68.32 years.
What are my options where I am dissatisfied with the lawyer who undertook our conveyancing in Hammersmith?
Occasionally the level of service you receive is not as you expect, and unfortunately every so often things do go wrong. That being said there is recourse where you were not happy with your conveyancing in Hammersmith. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If you remain aggrieved you may consider getting in touch with the Legal Ombudsman.