Would the conveyancing solicitors listed on your site handle auction conveyancing in West Smithfield?
We know of a number of auction practitioners we can connect you with those who can conduct auction conveyancing. West Smithfield is one of the many locations in which our lawyers have offices.
What is the first thing I need to know regarding purchase conveyancing in West Smithfield?
Not many law firms shout this from the rooftops but conveyancing in West Smithfield or throughout London is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of opportunity for conflict between you and other parties involved in the house moving process. E.g., the seller, property agent and on occasion your mortgage company. Appointing a lawyer for your conveyancing in West Smithfield should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the process whose role it is to protect your best interests and to keep you safe.
There is a distinct ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. You your first instinct should be to trust your conveyancer above the other parties in the conveyancing process.
My aunt passed away last year and as sole heir and executor I was left the property in West Smithfield. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?
Where you intend to refinance then Nottingham will require that you use a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.
We had instructed conveyancers based in West Smithfield on the Clydesdale solicitor panel. They are now charging me a supplemental amount for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitor may levy a fee for this. The charge is not dictated by Clydesdale but by your West Smithfield solicitor. Numerous firms on the Clydesdale panel will quote ’dealing with mortgage’ fee but many firms include it on their overall fee.
We were going to get a OIP from Nottingham this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any West Smithfield solicitors on the Nottingham 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 Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I can not work out if my lender requires a lease extension. I have called my West Smithfield bank branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My West Smithfield conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their published requirements. Who do I believe?
Your property lawyer has to comply with the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. West Smithfield is where the house is located. Can you offer any advice?
Flying freeholds in West Smithfield are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Smithfield you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Smithfield may decide 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 residence.
My business partner and I are intending to take over a lease of an office on a shopping parade. Can you recommend solicitors offering fixed costs for commercial conveyancing in West Smithfield for below 2k?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in West Smithfield, including the sale and purchase of businesses as well as simply property. If you are looking to purchase or lease a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right solicitor. As for the costs these will vary based on the structure and complexity of the deal. Let us have your details or email us so that we may furnish you with comprehensive commercial conveyancing calculation.