Some advice if I may. My West London lawyer is informing me me that she is duty bound toorder West London conveyancing searches due to the fact thatthe firm are on the Santandersolicitor panel. Do I not have a choice here?
You have limited options available to you. Given that you are taking out a loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out West London conveyancing searches.
When does exchange of contracts happen for sale conveyancing in West London and do I need to be at the lawyers office?
If you are near to one of the conveyancing solicitors in West London you are invited in to sign contracts. However, the lender approved solicitors we recommend offer countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when dealing with you by post or email. The signing of the sale agreement is not the point of no return. A signed contract simply enables the conveyancer to officially exchange at the appropriate time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in West London)to be in the office available at the end of the phone to exchange contracts.
I had intended to instruct a conveyancing solicitor in West London for our house move. Our broker informed us that our bank Nottingham Building Society won't deal with them. Surely this is unduly restrictive?
Banks ordinarily restrict either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a law practice must have two or more partners. As well as restricting the profile of firm, some have limited the number of solicitor practices they permit to represent them. Be aware that Nottingham Building Society have no responsibility for the quality of advice provided by any member of Nottingham Building Society Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there are mixed views regarding the level of solicitor involvement in some of that fraud. Data from the Land Registry reveal that thousands of law firms, including some in or near West London only perform very few conveyances a year.
Have just purchased a probate house at auction in West London. Conveyancing is needed. What happens now?
Now that you have exchanged you should hire the services of a conveyancing practitioner as a matter of priority as you now have a pending a drop dead date to complete the purchase. An auction property will have a corresponding legal pack. This should include most,if not all of the paperwork that your solicitor will need. In the case of leasehold premises the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You must give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds organised to complete on the on the contractual date .
I am the sole recipient of my late mum's estate with all property in now in my sole name, including the my former home in West London. Conveyancing formalities meant that the Land Registry date was in May. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership could be treated the same way as if I'd bought the property in May. Will no one buy the property for half a year?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Most mortgage companies would take a pragmatic view as this clause chiefly exists to capture subsales or the wholesaling and assigning of properties.
I am currently in the process of buying my council flat in West London. I have a mortgage agreed with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
Are there restrictive covenants that are commonly identified as part of conveyancing in West London?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in West London. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have noted on a number of consumer advice websites that when choosing a conveyancing solicitors they must be approved by your lender. I am a FTB but I have an AIP via Virgin Money and I already have a family conveyancing solicitor in West London at the ready. Can Nat West Bank insist on an approved solicitor to be instructed? Does a directory of panel firms even exist for my conveyancing in West London?
You need to use a solicitor that is on the Nat West Bank panel. Just call your preferred West London conveyancing lawyer and ask if they are on the Nat West Bank panel. If they are not approved you have numerous options open to you here:
- Complete the purchase with your chosen West London conveyancing practitioner but Nat West Bank will need to appoint a solicitor on their approved list. This will result in additional charges together with likely delay.
- Appoint a new property lawyer to act in the purchase, not forgetting to check that they are on the Nat West Bank conveyancing panel.
- Convince your conveyancer to pull out all the stops to get listed on the Nat West Bank panel of solicitors.