A relative informed me that in buying a property in West London there could be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in West London which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in West London should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am buying a detached bungalow in West London. The intention is to carry out a loft conversion at the property.Will the conveyancing process include checks to see if these works are permitted?
Your property lawyer should check the registered title as conveyancing in West London will sometimes reveal restrictions in the title deeds which prevent certain changes or necessitated the consent of a 3rd party. Many extensions call for local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
My sealed bid on a property in West London has been agreed to, but there is a chain. The sellers have put an offer on a flat, however it’s not been accepted yet, and have viewings of other properties booked. I have instructed a local conveyancing solicitor in West London. What should be my next step? At what stage should I apply for the mortgage with Santander?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then valuation, West London conveyancing search fees, etc). The first course of action is to ensure that your conveyancer is on the Santander approved list. Regarding the next stages this very much depends on the uniqueness of your case, motivation for the property and on the state of the market. During a rising market the majority of buyers would apply for a home loan with Santander and pay for the valuation and only if it comes back ok would they ask their lawyer to press on with the conveyancing in West London.
2 months have gone by since my purchase conveyancing in West London took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build apartment in West London. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in West London
-
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. West London is where the house is located. Can you offer any assistance?
Flying freeholds in West London are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West London you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West London may determine 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 premises.
My partner has urged me to appoint his conveyancing solicitors in West London. Do I take his recommendation?
No doubt it’s preferable to select a conveyancing lawyer is to get feedback from friends or relatives who have actually previously instructed the firm that you are contemplating using.
When it comes to my conveyancing in West London should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some West London conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the solicitor's time in submitting the funds this way.