My mortgage broker has asked me for my West Kensington lawyer’ panel reference for the Nationwide conveyancing panel. What is the best way to discover this. I have called my local West Kensington office but they cant find it on their system.
Have you tried speaking to your West Kensington property lawyer about this?. They maintain a central record lender panel numbers.
My property lawyer in West Kensington has never been on on the Virgin Money Approved Panel. Is it possible for me to use my family solicitor even though they are excluded from the Virgin Money panel?
The limited options available to you here include:
- Carry on with your existing West Kensington lawyers but Virgin Money will need to retain a conveyancer on their list of acceptable firms. This will inevitably rack up the total legal charges as well as result in frustration.
- Get a new practitioner to to deal with the conveyancing, not forgetting to check they are Virgin Money approved.
- Persuade your Virgin Money solicitor to attempt to join the Virgin Money panel
I am helping my sister sell her property in West Kensington. Does the conveyancer order an energy assessment or do I organise this?
Following the demise of Home Packs, EPC’s was maintained a compulsory element of selling a house. An EPC should be commissioned before the property is put on the market. It is not something that solicitors normally arrange. Where you are using a West Kensington conveyancing solicitor they may be able to arrange EPC’s given their contacts with reputable West Kensington assessors
We are due to move house in January. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in West Kensington. Conveyancing firm was chosen prior to coming across this site.
On the afternoon of completion you will need to collect the keys from your property agent however this should only take place when the vendors solicitors confirm to the agent that they have the completion monies and the keys can be collected. Subsequently you should tell the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can assist you in choosing a residential property solicitor in West Kensington or a firm with expertise in conveyancing in West Kensington.
We had appointed solicitors locally in West Kensington on the Nationwide solicitor approved list. They have just invoiced me a further sum for the legal aspects of the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner can charge a fee for this. The fee is not set by Nationwide but by your West Kensington conveyancer. Numerous firms on the Nationwide panel will quote an ‘acting for lender’ fee and others do not.
I got the keys to my apartment on 9 June and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in West Kensington said it should be concluded in a couple of weeks. Are titles in West Kensington uniquely lengthy to register?
As far as conveyancing in West Kensington registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can adjust depending on who lodges the application, whether there are errors and if the Land registry must send notices to any third persons or bodies. Currently in the region of three quarters of submission are completed within 12 days but some can be subject to protracted hold-ups. Historically registration is effected once the new owner has moved in to the property therefore 'speed' is not usually top priority yet if there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
I'm buying my first flat in West Kensington with the aid of help to buy. The sellers would not reduce the price so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my solicitor about the extras as it would jeopardize my loan with Nationwide Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Am I better off to choose a West Kensington conveyancing lawyer who is local to the property I am purchasing? We have a good friend who can conduct the legal formalities however her office is approximately 350kilometers drive away.
The benefit of a local West Kensington conveyancing practice is that you can pop in to sign documents, present your identification documents and pester them where appropriate. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and they were happy that must outweigh using an unfamiliar West Kensington conveyancing solicitor solely due to them being based in the area.