My IFA has asked me for my Westminster solicitor’s panel reference for the Nat West conveyancing panel. How do I obtain this. I have e-mailed my local Westminster branch but they have not responded to me.
You are best placed to get this information from your Westminster lawyer . Most Westminster law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
I am need of leasehold conveyancing for a flat in a relatively new development (seven years old) in Westminster. Almost all the appartments have already been disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Westminster?
If you getting a loan, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Westminster conveyancing searches are for you to decide upon. Your solicitor, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Westminster.
We are purchasing a property in Westminster. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to put funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We were going to get a AIP from Kent Reliance 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 Kent Reliance recommend any Westminster solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Westminster solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
Completion of my purchase has taken place for my property in Westminster. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
We are purchasing a house and the lawyer has identified Chancel Repair for which the property could be obligated to pay given it’s proximity to the area of such a church. He has mentioned insurance. Is this really necessary for conveyancing in Westminster
Unless a previous purchase of the house took place post 12 October 2013 you may expect conveyancing practitioners delivering conveyancing in Westminster to remain recommending a chancel search and or insurance against a claim.
Are there restrictive covenants that are commonly identified as part of conveyancing in Westminster?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Westminster. 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 am attracted to a couple of apartments in Westminster which have in the region of forty five years remaining on the leases. Should I regard a short lease as a deal breaker?
A lease is a right to use the premises for a prescribed time frame. As the lease gets shorter the saleability of the lease reduces and results in it becoming more costly to acquire a lease extension. This is why it is advisable to extend the lease term. It is often difficult to sell a property with a short lease as mortgage lenders may be reluctant to lend money on properties of this type. Lease extension can be a protracted process. We advise that you seek professional assistance from a conveyancer and surveyor with experience in this field.
I am the registered owner of a a ground floor purpose built flat in Westminster. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
Where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to assess the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Westminster property 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 related to 2 flats. The unexpired residue of the current lease was 56 years.