My partner and I are acquiring a brand new apartment in West Ealing and my conveyancer is telling me that she has to the lender to reveal incentives from the builder. I am nearing the developer’s deadline to exchange and my preference is not to prolong deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
It is 10 years ago since I purchased my house in West Ealing. Conveyancing solicitors have now been retained on the sale but I am unable to track down the deeds. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be kept by your mortgage company or they may be archived with the conveyancers who oversaw your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in West Ealing relates to registered property but in the rare situation where your property is not registered it is more problematic but is not insurmountable.
Please explain the implications if my lawyer’s firm is removed from the Bank of Ireland Conveyancing panel ahead of completing my conveyancing in West Ealing?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
What does commercial conveyancing in West Ealing cover?
Non domestic conveyancing in West Ealing covers a broad array of services, provided by qualified solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
Am I better off to choose a West Ealing conveyancing solicitor based in the location that I am hoping to buy? I have an old university friend who can handle the legal work however his firm is located a couple of hundredmiles away.
The primary upside of using a high street West Ealing conveyancing firm is that you can attend the office to sign paperwork, present your ID and pester them where appropriate. They will also have local insight which is a plus. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and on the whole were content that must outweigh using an unknown West Ealing conveyancing solicitor solely due to them being local.
My wife and I purchased a leasehold house in West Ealing. Conveyancing and National Westminster Bank mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1998. The conveyancing practitioner in West Ealing who previously acted has now retired. What should I do?
First make enquiries of HMLR to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a West Ealing conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a West Ealing conveyancing firm to help?
Most certainly. We can 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 property 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 affected 2 flats. The unexpired term as at the valuation date was 72.39 years.