It has come to my attention via my mortgage broker that my Notting Hill lawyer is not on the mortgage company Solicitor panel. What can I do to be certain whether this is indeed the case?
The first thing you need to do is to contact your Notting Hill lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
I am due to move home in October. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Notting Hill. Conveyancing solicitor was chosen before I stumbled across your website.
On the day of completion you can pick up the house keys from the estate agent however this can only happen when the previous owners lawyers confirm to the agent that they have the completion monies and the keys can be released. You should advise the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can assist you in choosing a residential property solicitor in Notting Hill or a lawyer with expertise in conveyancing in Notting Hill.
Is it the case that all Notting Hill CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing panel?
It is true that some lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
After months of negotiation I have agreed a price on an apartment in Notting Hill. My financial adviser suggested a property lawyer. I paid an upfront payment of £150. A couple of days later, the lawyer contacted me embarrassingly acknowledging that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Various internet forums that I have come across warn that are a common reason for hinderance in Notting Hill conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Notting Hill.
How does conveyancing in Notting Hill differ for newly converted properties?
Most buyers of new build residence in Notting Hill approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Notting Hill tend to acquire 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 conveyancing solicitors 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.
Should I go with a Notting Hill conveyancing practitioner based in the area that I am buying? I have an old university friend who can execute the legal work however they are based approximately 350miles away.
The primary upside of using a high street Notting Hill conveyancing practice is that you can attend the office to sign paperwork, hand in your identification documents and pester them where appropriate. They will also have local insight which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and they were content that should surpass using an unknown Notting Hill conveyancing lawyer solely due to them being round the corner.
I am a negotiator for a reputable estate agent office in Notting Hill where we have experienced a few flat sales put at risk due to short leases. I have received inconsistent advice from local Notting Hill conveyancing solicitors. Could you shed some light as to whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Notting Hill conveyancing firm to act on my behalf?
Most certainly. We are happy to put you in touch with a Notting Hill conveyancing firm who can help.
An example of a Lease Extension case for a Notting Hill flat is 2 Grove House 95 Addison Road in October 2013. the Tribunal decided that the premium to bepaid for a new lease is £50,050. This case affected 1 flat. The number of years remaining on the existing lease(s) was 68.4 years.