In the event thatI was to buy a simple residential propertyin Westminster for cash and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Westminster?
The only reduction in fees you would achieve is the Westminster conveyancing searches. A property lawyer is required to do the vast majority of work - money laundering, liaising with the sellers property lawyer, stamp duty return, register the property etc. You might save a bit for them not needing to register a mortgage but it won't be a lot.
My bank has recommended a law firm on their panel based in Westminster but I would rather choose a conveyancing lawyer in Westminster local to me. Can you assist?
It is by no means the case that all Westminster conveyancing firms are approved and listed on all lender’s conveyancing panel. Use the above search tool to identify a Westminster conveyancing solicitor on the on the bank panel.
I just bought a flat at auction in Westminster. Conveyancing is required. What is next?
Having to in every practical sense signed on the dotted line you now have to instruct a conveyancing solicitor soon as you are facing a fast approaching deadline in which to complete the deal. Every auction property will ordinarily have an associated auction pack. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the legal papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You must give this to the solicitor instructed by you ASAP. Do make sure that you have funds organised to complete the transaction on the set completion date.
I'm at the point of looking at houses in Westminster and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a home loan with Aldermore.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are taking out a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
Aldermore have agreed my mortgage in principle, my offer on a house in Westminster has been accepted, what happens next?
The property agent will need to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Call up Aldermore or the financial adviser and finalise any appropriate paperwork. Aldermore will instruct a valuer who will get in contact with the selling agent or owners to book a time for the valuation to occur. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. Aldermore will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Westminster.
Just had an offer accepted on a new build apartment in Westminster. Conveyancing is a frightening process 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.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Westminster
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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 the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Having checked my lease I have discovered that there are only 72 years unexpired on my lease in Westminster. I need to get lease extension but my landlord is missing. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you have used your best endeavours to track down the lessor. On the whole a specialist should be useful to conduct investigations and prepare a report which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on proving the landlord’s absence and the application to the County Court covering Westminster.
Having spent months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Westminster. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to determine the premium.
An example of a Lease Extension case for a Westminster flat is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case affected 2 flats. The unexpired lease term was 56 years.
At last I have had an offer on an apartment in Westminster agreed to, but there is a chain. The owners have submitted an offer on a flat, however it’s not been accepted yet, and are looking at other apartments booked. I have chosen a nearby conveyancing solicitor in Westminster. What should be my next step? At what point should I apply for the mortgage with UBS?
It is standard to have apprehensions where there is an associated chain given your reluctance to incur expenses too early (home loan application is approx £1k, then valuation, Westminster conveyancing search fees, etc). First, you must check that your conveyancing practitioner is on the UBS conveyancing panel. Regarding the next steps this very much dictated by the circumstances of your case, desire for this property and on the state of the market. During a rising market the majority of home buyers will apply for a home loan with UBS and pay for the survey and only if it was satisfactory would they ask their solicitor to press on with searches.