Do the conveyancing practitioners that you recommend handle right to buy conveyancing in Hammersmith?
We work with a number of conveyancing firms who can handle right to buy conveyancing Please contact us to get a conveyancing quote.
Why is leasehold purchase conveyancing in Hammersmith costs more?
The conveyancing fees on a leasehold property in Hammersmith is often higher than on a freehold transaction. This is because there is an amount of supplemental time necessary in liaising with the freeholder and management company to collate the evidence about whether the rent and maintenance fee have been cleared and whether there are any significant expenditure in the near future on repairs or maintenance of the block.
Is there a list of TSB panel solicitors in Hammersmith on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few mortgage companies make their panel listings viewable online. Where you are looking for a Hammersmith property lawyer on the TSB please use our tool.
We have agreed to purchase a house in Hammersmith. A rare aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with RBS your lawyer must follow the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for RBS. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and property lawyers are required to report to RBS where a lease does not satisfy these provisions. The requirements relate to the installation of panels on properties nationwide and is not isolated to Hammersmith.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Hammersmith building society branch on numerous occasions and was informed it wasn't a problem and they will lend. My Hammersmith conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their published requirements. Who do I believe?
Provided that the solicitor is on the bank approved list, she or he must follow the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
How does conveyancing in Hammersmith differ for new build properties?
Most buyers of new build premises in Hammersmith contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Hammersmith 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 Hammersmith or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Hammersmith is where the house is located. Is there any advice you can impart?
Flying freeholds in Hammersmith are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hammersmith you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hammersmith may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.