Just been in touch with my conveyancing lawyer in Kew who acted for me two years ago and wanted a conveyancing estimate based on the same type of house sale & purchase (a leasehold premises and a freehold property) of almost identical values with a home loan from Bank of Scotland. I am now being charged double. Better the devil I know or do I try and find an alternative firm of conveyancing solicitor?
The costs illustration is slightly on the high side. If you are content to invest time contrasting costs you might get the conveyancing a bit cheaper by say a hundred pounds. On the other hand, providing that you were happy with the legal work the firm gave you maylive to regret opting for an an untested conveyancer. Don't forget to enquire that the conveyancer can represent Bank of Scotland. You can use our search tool to find a Kew conveyancing firm on the Bank of Scotland approved list of lawyers, which can often include conveyancing solicitors in Kew.
My partner and I swapping mortgage lender for our penthouse in Kew with Lloyds. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two concerns (1) Is this document specific to the Lloyds conveyancing panel as he never had to sign this form when we bought 4 years ago (2) Does our son by signing this giving up his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Lloyds. This is solely used to protect Lloyds if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Lloyds had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Will our solicitor be raising enquiries regarding flooding during the conveyancing in Kew.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Kew. There are those who acquire a house in Kew, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, but there are a various checks that can be initiated by the purchaser or by their conveyancers which can give them a better appreciation of the risks in Kew. The conventional set of property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the owner to find out if the property has historically flooded. In the event that the property has been flooded in past which is not disclosed by the seller, then a buyer may issue a claim for damages as a result of such an incorrect reply. A purchaser’s lawyers may also order an environmental report. This should higlight if there is any known flood risk. If so, further investigations will need to be initiated.
How does conveyancing in Kew differ for newly converted properties?
Most buyers of new build property in Kew contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is built. This is because builders in Kew usually acquire the real estate, 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 property lawyers 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 Kew or who has acted in the same development.
How can the Landlord & Tenant Act 1954 impact my commercial premises in Kew and how can you help?
The 1954 Act gives protection to business lessees, granting the legal entitlement to apply to court for a new tenancy and remain in occupation at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Kew
My husband and I are FTB’s - had an offer accepted, but the estate agent has warned us that the vendor will only go ahead if we use the agent's chosen conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a local conveyancer used to conveyancing in Kew
It is unlikely the owners are driving this. If they require ‘a quick sale', alienating a genuine buyer is not the way to achieve this. Contact the vendors directly and make sure they understand (a)you are serious buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you intend to use your preferred Kew conveyancing lawyers - not the ones that will give their estate agent a kickback or achieve conveyancing targets pre-set by HQ.