I am in need of a conveyancer. Should I go for for an online conveyancer or a high street Hammersmith conveyancing solicitor?
Generally conveyancing practitioners in your neck of the woods will have good connections with your local authority, which can assist with the Hammersmith conveyancing searches that your solicitor will require on your transaction. It can only be a plus if they enjoy strong connections with the Land Registry covering your area Hammersmith, other conveyancers in the location and Hammersmith selling agents.
My partner and I swapping mortgage lender for our maisonette in Hammersmith with Lloyds. We have a son 19 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have a couple of questions (1) Is this document specific to the Lloyds conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?
First, rest assured that your Lloyds conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Lloyds. This is solely used to protect Lloyds if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Lloyds had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
It is a dozen years since I bought my house in Hammersmith. Conveyancing solicitors have just been retained on the sale but I am unable to track down my deeds. Is this a problem?
You need not be too concerned. Firstly the deeds may be retained by the mortgage company or they could be archived with the conveyancers who handled your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Hammersmith involves registered property but in the rare situation where your home is unregistered it is more problematic but is not insurmountable.
I am buying my first flat in Hammersmith with the aid of help to buy. The developers would not move on the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not reveal to my solicitor about this deal as it would jeopardize my loan with the bank. Should I keep quiet?.
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.
We are FTB’s just having agreed a price on a property in Hammersmith, and are now looking to get solicitors lined up. We have made use of the different rating based websites and the quotes are from all across the the UK. Is it critical to have a Hammersmith property lawyer local to your potential property? We are willing to do all the communicating over the web, but I assume at some point we will be required to physically go into the conveyancing practitioner's office to sign contracts?
There is no need to attend the office of your lawyer, they can post any relevant documents to you, which you can sign and send back. Many home movers prefer to use a locally based solicitor, but it is not a prerequisite for conveyancing in Hammersmith.