There are a variety of conveyancing solicitors in West Ealing but how do I know who I should use?
We would encourage you not to base your choice on the lowest West Ealing conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have paid off my mortgage with UBS. I assume I don't need a West Ealing lawyer on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I recently had an offer accepted on an apartment in West Ealing. My financial adviser pressured me to appoint their solicitor. I paid an on account payment of £200. A couple of days later, the lawyer called me sheepishly admitting that they were not on the Kent Reliance 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 Kent Reliance 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.
I need some fast conveyancing in West Ealing as I am faced with pressure to complete inside 3 weeks. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?
If.Given you are not getting a mortgage you are at free not to have searches conducted although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in West Ealing the following are instances of what can appear and adversely impact market value: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...
I am looking for a flat up to £245,000 and found one close by in West Ealing I like with amenity areas and transport links in the vicinity, however it's only got 52 years on the lease. I can't really find anything else in West Ealing for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage the shortness of the lease will be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
Should I be suspicious by 3rd parties that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local West Ealing conveyancing firm?
As is the case with lots of professional services, often suggestions from connections can be worth their weight in gold. But there are many players in a conveyancing transaction; estate agents, financial adviser and lenders may put forward conveyancers to retain. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You are at liberty to appoint your preferred lawyer. Don't forget that many banks have an approved list of conveyancers you are obliged to use for the lender related work in your conveyancing.
Can you provide any top tips for leasehold conveyancing in West Ealing from the point of view of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in West Ealing can be reduced if you instruct lawyers the minute you market your property and ask them to collate the leasehold information which will be required by the purchasers’ conveyancers. You may think that you are aware of the number of years remaining on your lease but you should verify this via your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to where the lease term is below 75 years. It is therefore important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you are supposed to have a share in the Management Company, you should ensure that you have the original share certificate. Organising a replacement share certificate is often a lengthy formality and slows down many a West Ealing conveyancing deal. If a reissued share certificate is required, you should approach the company officers or managing agents (if relevant) for this as soon as possible. If there is a history of conflict with your freeholder or managing agents it is very important that these are settled prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to ongoing.
I have had difficulty in trying to purchase the freehold in West Ealing. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We are happy to put you in touch with a West Ealing conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a West Ealing premises is 6 Jessamine Road in August 2013. The Tribunals valuation (as annexed to the decision) calculated the amount payable as £18,355 for the freehold reversion This case was in relation to 2 flats. The unexpired lease term was 72.39 years.
Do I stop my mortgage payments with Principality once a completion date for my home sale in West Ealing has been set?
No, you should continue meeting any mortgage payments to Principality until the mortgage is redeemed on completion as part of your West Ealing conveyancing.