I decided to go with a high street solicitor for our conveyancing in Notting Hill today. After carefully reading the Ts and Cs I notewe are liable for charges even if our purchase doesn't happen. Should I go with them or use a web based conveyancing brokerage offering no move no charge conveyancing in Notting Hill?
It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be uplifted to cover the cases that fail to complete. Please beware that these schemes generally do not protect you from expenditure e.g. Notting Hill conveyancing search fees.
Our son is buying a new build apartment in Notting Hill with a mortgage from Leeds Building Society. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Leeds Building Society conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Leeds Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
It is is a decade since I bought my house in Notting Hill. Conveyancing lawyers have now been appointed on the sale but I am unable to locate the title deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be retained by the lender or they may be in the possession of the lawyers who handled your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Notting Hill involves registered property but in the rare situation where your home is not registered it is more problematic but is not insurmountable.
My conveyancer has informed me that lack of building regulations insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Notting Hill?
The right level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Virgin Money. Conveyancing lawyers as opposed to members of the public take out such insurances.
is it true that all Notting Hill conveyancing solicitors on the RBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the RBS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel in which case such firms would be overseen by the CLC.
Our sealed bid on a property in Notting Hill has been agreed to, but there is a chain. The owners have placed an offer on a flat, but it’s not yet agreed to, and are looking at other flats in the pipeline. I have chosen a local conveyancing solicitor in Notting Hill. What do I do now? At what stage do I apply for the mortgage with TSB?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Notting Hill conveyancing search costs, etc). First, you must ensure that your conveyancing practitioner is on the TSB approved list. Concerning the subsequent phase this very much dictated by the specifics of your transaction, attraction to the property and on the state of the market. During a buoyant market some home buyers would apply for the mortgage with TSB and arrange for the valuation and only if it was satisfactory would they request their lawyer to proceed with the conveyancing in Notting Hill.
I am in the process of buying my 1st property in Notting Hill. Conveyancing practitioner has been selected. The financial consultant advised that a survey is not needed as the property was only constructed twenty two years ago.
At the very least you should have a Home Buyer's Report. As the property was constructed over a decade ago the property will be without a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report may be enough. They will highlight any obvious issues and recommend further investigation if relevant. Where there are any signs of problems obtain a full Building Survey from the beginning.