Do all mortgage companies provide you with an approved list of Notting Hill conveyancing solicitors? How do you know who is on the Barclays conveyancing panel?
Notting Hill 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.
Can you help - my lawyer advises that missing deeds insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Notting Hill?
The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
We were going to get a OIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Notting Hill solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Notting Hill solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I can not work out if my bank requires a lease extension. I have called my Notting Hill building society branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Notting Hill conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their published requirements. I have no idea who is right.
Provided that the conveyancing practitioner is on the mortgage company panel, they must adhere to the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am close to exchanging contracts on the sale of our property in Notting Hill and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Notting Hill conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Notting Hill. We have lived in Notting Hill for many years we know that this is a non issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should enquire of 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 sickness)
How does conveyancing in Notting Hill differ for new build properties?
Most buyers of new build residence in Notting Hill approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Notting Hill typically purchase the land, 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 accustomed to new build conveyancing in Notting Hill or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Notting Hill is where the house is located. Can you shed any light on this issue?
Flying freeholds in Notting Hill are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Notting Hill you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Notting Hill may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How does the Landlord & Tenant Act 1954 affect my business property in Notting Hill and how can your lawyers assist?
The 1954 Act affords a safeguard to commercial lessees, giving them the right to apply to court for a new tenancy and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Notting Hill is one of the numerous areas of the UK in which our lawyers have offices