My brother and I have just bought a house in Chiswick. We have noticed several problems with the property which we suspect were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been ordered as part of conveyancing in Chiswick?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Chiswick. Conveyancing searches and investigations initiated during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller answers a document referred to as a Seller’s Property Information Form. answers provided is misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Chiswick.
I am the registered owner of a freehold residence in Chiswick but nevertheless pay rent, why is this and what is this?
It is rare for properties in Chiswick and has limited impact for conveyancing in Chiswick but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
Please help - my lawyer says that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Chiswick?
The appropriate level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
I happen to be the sole recipient of my late mum's estate with all property in now in my sole name, including the my former home in Chiswick. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I do know about the CML six month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the property in January. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Most lenders would take a sensible view as this requirement primarily exists to pick up on the purchase and immediately sell or the flipping of properties.
I had an offer accepted on a property in Chiswick on 2/1/2019, valuation was booked five days after, received a clean bill of health. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am buying my first flat in Chiswick with a mortgage from Lloyds TSB Bank. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not to tell my solicitor about this side-deal as it may jeopardize my mortgage with Lloyds TSB Bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
As co-executor for the estate of my grandmother I am disposing of a house in Neath but live in Chiswick. My lawyer (approximately 235 kilometers from meneeds me to sign a statutory declaration prior to completion. Can you recommend a conveyancing lawyer in Chiswick who can attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Chiswick based