I am obtaining a mortgage with Halifax. I would like to use a Licensed Conveyancer in Westminster. Does the Halifax Solicitor panel exclude conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
We were just about to sign contracts for a freehold house in Westminster. We encountered a problem. Our loan offer with The Mortgage Works runs out on 21/5/2024 but the vendors are insisting on a completion date of 23/5/2024. Is it possible to prolong the loan expiry date?
The best person to deal with your question is your lawyer who will hopefully calculate if they corresponding with the bank, vendor’s lawyers, property agents or indeed all three given what has gone on in your transaction as of today.
Do the Building Society Association intend to launch a searchable register to list law firms on the Norwich and Peterborough Building Society conveyancing panel for example in Westminster?
We are not aware of any intention on the part of the BSA to promote such a search facility.
Will our lawyer be making enquiries concerning flooding as part of the conveyancing in Westminster.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Westminster. Some people will acquire a house in Westminster, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, however there are a number of searches that may be undertaken by the purchaser or by their lawyers which can give them a better appreciation of the risks in Westminster. The standard information given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to find out whether the premises has historically flooded. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser may issue a compensation claim as a result of such an incorrect answer. The purchaser’s conveyancers will also order an enviro search. This should indicate whether there is any known flood risk. If so, additional inquiries should be conducted.
I used Stirling Law a few years ago for my conveyancing in Westminster. Now, I need the files but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Westminster of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I today plan to offer on a house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Westminster. Conveyancing lawyers have are about to be appointed. Will they explain the issues?
The majority of houses in Westminster are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Westminster in which case you should be looking for a Westminster conveyancing practitioner and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’sconsent to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer should advise you fully on all the issues.
Having spent years of correspondence we simply can't 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?
Most definitely. We are happy to put you in touch with a Westminster conveyancing firm who can help.
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 was in relation to 2 flats. The unexpired residue of the current lease was 56 years.