I am expecting a DIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Westminster solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Westminster solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I am currently in the process of buying my council flat in Westminster. I have a mortgage offer with Barclays. 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 have 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 Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
Planning on purchasing a apartment in Westminster. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Westminster property lawyer is on the RBS conveyancing panel.
A friend recommended that if I am buying in Westminster I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Westminster conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Westminster around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data regarding Westminster.
How does conveyancing in Westminster differ for new build properties?
Most buyers of new build premises in Westminster approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Westminster typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Westminster or who has acted in the same development.
Given that I am about to spend 450k on a house in Westminster I would like to have a conversation with the lawyer regarding theconveyancing before instructing the firm. Can this be arranged?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you speaking to the conveyancer who will be doing your conveyancing in Westminster.There is no ‘factory style conveyancing’ - each client is unique individual, not a file reference. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Westminster should be the figure that you are charged.
I have given up trying to reach an agreement for a lease extension in Westminster. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to decide the price.
An example of a Lease Extension case for a Westminster residence 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 term as at the valuation date was 56 years.
What makes a Westminster lease problematic?
Leasehold conveyancing in Westminster is not unique. Most leases are unique and legal mistakes in the legal wording can result in certain provisions are erroneous. The following missing provisions could result in a defective lease:
Repairing obligations to or maintain elements of the premises
A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Virgin Money, and Britannia all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, obliging the buyer to pull out.
There are a number of conveyancing practitioners listed on your site but can you recommend a good lawyer to do the acquisition of a maisonette in Westminster. We are hoping to purchase the flat for £240000 with a mortgage from Skipton. We are in Westminster but dont require the solicitors to be based in Westminster.
LenderPanel.com is restricted to being a directory service for solicitors who want to be listed as being on the approved conveyancing panel for Skipton in certain locations for example Westminster . We dont recommend any specific solicitor.