My wife and I have recently purchased a house in Hammersmith. We have noticed several issues with the house which we believe were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been ordered for conveyancing in Hammersmith?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Hammersmith. Conveyancing searches and investigations undertaken during the legal transfer of property are designed to help avoid problems. As part of the process, the vendor answers a form called a SPIF. If the information is incorrect, you may have a misrepresentation claim against the seller 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 Hammersmith.
Can you point me to a directory of Santander panel conveyancers in Hammersmith on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings viewable on the web. Where you are in need of a Hammersmith solicitor on the Santander please use our tool.
My wife and I are in the process of viewing apartments in Hammersmith and I am about to put in an offer. Is it wise to have a conveyancer on ‘stand by’? I intend to finance via a home loan with Virgin Money.
You should start obtaining 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 pass their contact information on to the estate agent. As you are taking out a mortgage with Virgin Money, make sure you remember to check that your lawyer is on the Virgin Money conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being problematic. The Hammersmith solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I'm refinancing my current property to a buy to let mortgage with Skipton Building Society and I will use the rest of the raised equity as a deposit on another house. The neighborhood we are looking at is Hammersmith. Will your lawyers be able to act for the two banks and link together the transactions?
Do use our comparison tool on this site to ensure that the conveyancers are on the appropriate lender panels. Assuming that they are the conveyancer will be able to tie up the two transactions but you should have a chat with you conveyancer and specify your expectations and requirements.
As co-executor for the will of my aunt I am selling a house in Cardiff but reside in Hammersmith. My solicitor (approximately 200 miles from meneeds me to sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing practitioner in Hammersmith who can attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Hammersmith based
I am on look out for some leasehold conveyancing in Hammersmith. Before diving in I would like to find out the remaining lease term.
If the lease is recorded at the land registry - and 99.9% are in Hammersmith - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have had difficulty in trying to purchase the freehold in Hammersmith. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Hammersmith conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Hammersmith property is 19 Crisp Road in June 2009. Following a vesting order (Under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993) The tribunal determined that the premium payable for the acquisition of the freehold was £33,756,apportioned as to£12,285 for the lower at and £21,471for the upper fat. This case related to 2 flats. The number of years remaining on the existing lease(s) was 68.32 years.