My financial adviser says he needs my Shepherd's Bush lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I discover this. I have contacted my local Shepherd's Bush branch but they have not responded to me.
You are best placed to get this information from your Shepherd's Bush lawyer . They maintain a central record lender panel numbers.
It is 10 years ago since I purchased my property in Shepherd's Bush. Conveyancing solicitors have now been appointed on the sale but I am unable to find the title documents. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be retained by your mortgage company or they may be in the possession of the solicitor who oversaw the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Almost all conveyancing in Shepherd's Bush relates to registered property but in the unlikely event that your home is unregistered it is more tricky but is not insurmountable.
Do I need to attend the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Shepherd's Bush so that I can attend their offices if required.
Nowadays approved lawyers for lenders conduct all of the work via Royal Mail, internet or over the phone. This enables them to carry out the conveyancing transaction no matter where you live in the country. Nevertheless you should check if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
Should my conveyancer be making enquiries regarding flooding during the conveyancing in Shepherd's Bush.
The risk of flooding is if increasing concern for lawyers dealing with homes in Shepherd's Bush. There are those who purchase a house in Shepherd's Bush, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of 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 numerous checks that can be carried out by the buyer or by their solicitors which can give them a better appreciation of the risks in Shepherd's Bush. The standard completed inquiry forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to find out whether the premises has ever been flooded. In the event that flooding has previously occurred and is not revealed by the owner, then a purchaser could issue a legal claim for losses resulting from an inaccurate reply. The buyer’s solicitors may also conduct an environmental report. This should disclose if there is a recorded flood risk. If so, additional inquiries will need to be carried out.
I'm purchasing my first flat in Shepherd's Bush with the aid of help to buy. The builders refused to budge the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not inform my solicitor about this extras as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
What are your top tips when it comes to appointing a Shepherd's Bush conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for your lease extension (regardless if they are a Shepherd's Bush conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Shepherd's Bush conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
What are the legal fees for lease extension work? How experienced is the practice with lease extension legislation?
Following years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Shepherd's Bush. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to decide the sum to be paid.
An example of a Freehold Enfranchisement case for a Shepherd's Bush flat is 82 Minford Gardens in February 2009. The Tribunal determined that the enfranchisement price was £37,341 This case related to 2 flats. The unexpired term as at the valuation date was 72.92 years.