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Conveyancing in West Smithfield : Keep it Local

Logical reasons to let us help you choose a local conveyancing solicitor in West Smithfield

  • 1 The companies listed on our web pages have a mix of conveyancing solicitors, legal executives and support staff handling thousands of conveyancing matters each year.
  • 2 No matter what any alternative on-line conveyancers may claim it could be necessary to attend your conveyancer to execute documents. Too many 3rd parties are already engaged in a house sale without having to include Royal Mail into the equation.
  • 3 Our site offers largest residential conveyancing directory listing lender approved law practices delivering conveyancing in West Smithfield registered with the SRA or CLC.
  • 4 Retaining the services of a a family Solicitor in the main results in a more bespoke service. When using a an online conveyancing factory, your conveyancing is dealt with by a team of people who who update you by reading from their computer screens.
  • 5 The hallmark of our conveyancing solicitors in West Smithfield is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the high standards of professionalism you will expect.

Examples of recent conveyancing in West Smithfield since April 2024*

Recently asked questions about conveyancing in West Smithfield

I purchased a freehold residence in West Smithfield but still charged rent, why is this and what is this?

It’s unusual for properties in West Smithfield and has limited impact for conveyancing in West Smithfield but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

I am being advised by my solicitor that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in West Smithfield?

The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

We expect to receive a OIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any West Smithfield solicitors on the Nationwide conveyancing panel, or is it better to go independently?

You will need to appoint West Smithfield solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.

Our sealed bid on a semi in West Smithfield has been accepted, the vendors do however have an associated purchase. The owners have offered on somewhere, but it’s not yet tied up, and are looking at other apartments booked. I have selected a nearby conveyancing solicitor in West Smithfield. What do I do now? At what point should I apply for the mortgage with Santander?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, West Smithfield conveyancing search fees, etc). First, you should check that your conveyancing practitioner is on the Santander conveyancing panel. Regarding the subsequent stages this very much dictated by the specifics of your case, motivation for the property and on the state of the market. During a buoyant market many home buyers would apply for a home loan with Santander and arrange for the valuation and only if it comes back ok would they request their lawyer to press on with the conveyancing in West Smithfield.

Due to the encouragement of my in-laws I had a survey completed on a house in West Smithfield ahead of instructing lawyers. I have been told that there is a flying freehold element to the property. My surveyor has said that some lenders tend refuse to issue a mortgage on such a home.

It varies from the lender to lender. Santander has different requirements from Halifax. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in West Smithfield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in West Smithfield to see if the conveyancing will be more expensive.

I am looking into buying my first house which is in West Smithfield and I am already nervous. I couldn't find anything specific about West Smithfield. Conveyancing will be needed in due course but do you know about the West Smithfield area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at West Smithfield. In the meantime here are some basic statistics that we found

My husband and I are FTB’s - had an offer accepted, yet the estate agent has warned us that the owners will only issue a contract if we appoint their chosen conveyancers as they want a ‘quick sale’. We would rather use a family solicitor with experience of conveyancing in West Smithfield

We suspect that the seller is unaware of this request. If they desire ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Try to communicate with the sellers directly and make the point that (a)you are serious purchasers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you intend to appoint your own,trusted West Smithfield conveyancing firm - as opposed tothe ones that will give the negotiator at the agency a introducer fee or achieve conveyancing thresholds set by head office.

We have reached the end of our tether in trying to purchase the freehold in West Smithfield. Can this matter be resolved via the Leasehold Valuation Tribunal?

Absolutely. We are happy to put you in touch with a West Smithfield conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a West Smithfield property is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case affected 1 flat. The unexpired lease term was 66.8 years.

In relation to leasehold conveyancing in West Smithfield what are the most frequent lease defects?

There is nothing unique about leasehold conveyancing in West Smithfield. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:

    Insurance obligations Maintenance charge proportions which don’t add up to the correct percentage

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Barnsley Building Society, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the purchaser to pull out.

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Sample of conveyancing solicitors in West Smithfield regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in West Smithfield but also conveyancing throughout England and Wales.

  • Vlcw Limited, Warwick House, 64-65 Cowcross Street, London, EC1M 6EG
  • Chan Neill Solicitors, 107 Charterhouse Street, London, EC1M 6HW
  • Abrahams Dresden Llp, 111 Charterhouse Street, London, EC1M 6AW
  • Hogan Lovells International Llp, Atlantic House, Holborn Viaduct, London, EC1A 2FG
  • H.k.h Kenwright & Cox, 15 Old Bailey, London, EC4M 7EF

Commercial Conveyancing solicitors in West Smithfield regulated by the SRA

The firms listed below are a small selection of solicitors in West Smithfield specialising in commercial conveyancing in West Smithfield. This will likely include advice on buying or selling a shop, pub, restaurant, office, retail unit
  • Candey Parker Legal Services Limited, Thomas Ford House, 23-24 Smithfield Street, London, EC1A 9LF
  • Vlcw Limited, Warwick House, 64-65 Cowcross Street, London, EC1M 6EG
  • Chan Neill Solicitors, 107 Charterhouse Street, London, EC1M 6HW
  • Abrahams Dresden Llp, 111 Charterhouse Street, London, EC1M 6AW
  • Hogan Lovells (hong Kong) (no 2) Llp, Atlantic House, Holborn Viaduct, London, EC1A 2FG

Residential Licensed Conveyancers in West Smithfield regulated by the Council of Licensed Conveyancers

Please be aware that the listed conveyancers do not limit their work for conveyancing in West Smithfield but also conveyancing across England and Wales.
  • Stratega Law Ltd, Sutherland House, W1F 7TE
  • T J Ball & Company, 49 Leytonstone Road, E15 1JA
  • Walter Saunders, 382 Brockley Road, SE4 2BY

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.