Do conveyancers ask for money up-front when it comes to conveyancing in Hammersmith?
Where you are retaining lawyers for conveyancing in Hammersmith your lawyer will request that you put them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. When the deposit is as part of the total price then this should be asked for immediately prior to contracts are exchanged. Any further balance that is needed should be sent to your lawyer shortly before completion.
This question may be naive but I am new to the home buying as FTB of a garden flat in Hammersmith. Do I receive the keys to the property on completion from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Hammersmith?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the vendor’s solicitors, and once they have received this, you should be invited to receive the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
My wife and I have organised a further advance on our home loan from Yorkshire BS as we want to conduct improvements to our house in Hammersmith. Do we need to appoint a local Hammersmith solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS don't usually appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
I recently had an offer accepted on a house in Hammersmith. My financial adviser suggested a property lawyer. I paid an on account payment of £175. Not long after, the solicitor contacted me embarrassingly acknowledging that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am close to exchanging contracts on the sale of our home in Hammersmith and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Hammersmith conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in Hammersmith. We have lived in Hammersmith for 5 years we know that this is a non issue. Should we contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
We're FTB’s - agreed a price, yet the selling agent advised that the owners will only proceed if we instruct the agent's recommended conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a local conveyancer who is familiar with conveyancing in Hammersmith
We suspect that the seller is not behind this request. Should the seller want ‘a quick sale', turning down a motivated purchaser is counter productive. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are serious buyers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to appoint your preferred Hammersmith conveyancing lawyers - not the ones that will earn the negotiator at the agency a referral fee or meet his conveyancing thresholds set by HQ.
I am employed by a busy estate agency in Hammersmith where we have witnessed a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Hammersmith conveyancing firms. Could you clarify whether the vendor of a flat can start the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Following years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Hammersmith. Can we issue an application to the Residential Property Tribunal Service?
Where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the premium.
An example of a Freehold Enfranchisement decision 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 unexpired lease term was 68.32 years.