My lawyer has uncovered a a legal deficiency with the lease for the apartment we are buying in Shepherd's Bush. The seller’s lawyers have offered defective title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer says that he must ensure that the lender is happy with this solution. Are we the client or is the bank?
Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the lender are the client. The appropriate lender specifications must be adhered to.
When it comes to lenders such as Leeds Building Society, do Shepherd's Bush property lawyers incur an annual charge to be on the conveyancing panel?
We are unaware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Shepherd's Bush conveyancing practitioner on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
Intending to buy a maisonette in Shepherd's Bush. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Shepherd's Bush solicitor is on the Skipton conveyancing panel.
How does conveyancing in Shepherd's Bush differ for new build properties?
Most buyers of new build or newly converted property in Shepherd's Bush come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is finished. This is because house builders in Shepherd's Bush usually acquire the site, 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 Shepherd's Bush or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Shepherd's Bush is where the house is located. Can you offer any assistance?
Flying freeholds in Shepherd's Bush are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shepherd's Bush you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shepherd's Bush may decide 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.
Are there any apps to help identify a Shepherd's Bush law firm on the Britannia conveyancing panel? I am a keen cyclist and am prepared to travel upto 10kilometers to meet the solicitor.
Feel free to make use of the search on this website. Please choose the bank and your location and you will see a number of Shepherd's Bush conveyancing lawyers based on proximity. We have detailed some Shepherd's Bush conveyancing firms towards the end of this page and you can call them to verify if they are on the Britannia approved list
Am I best advised to choose a Shepherd's Bush conveyancing practitioner who is local to the property I am hoping to buy? I have an old university friend who can handle the conveyancing however her office is 400kilometers drive away.
The benefit of a high street Shepherd's Bush conveyancing practice is that you can visit the firm to execute documents, deliver your identification documents and pester them if necessary. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and the majority were content that should outweigh using an unfamiliar Shepherd's Bush conveyancing lawyer solely due to them being based in the area.