I am under pressure from the executor of a property in West Ham to exchange within four weeks. What can I do to expedite the conveyancing process?

In a situation where the seller is applying time constraints to complete it is advisable to make sure that your conveyancer is familiar with the area as they will benefit local connections and knowledge. It is possible that they would have transacted previoushouses in the same neighbourhood. Therefore consider using a West Ham conveyancing solicitor. In addition, check that the lawyer is on the lender panel. It is claimed that just under twenty per cent of West Ham conveyancing deals are frustrated or jeopardised after discovering a purchaser’s lawyer was not on their mortgage lender’s list of approved solicitors. This can often result in the legal transfer of property being frustrated by as much as 21 days. It is said that this issue affects in the region of one hundred thousand home sales every year. Many West Ham conveyancing practices can not act for certain banks so do check as early as possible.

Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in West Ham. My lender is Tesco Bank

Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 15/4/2024, the requirements read as follows :

Does a directory service exist listing Co-operative panel solicitors in West Ham on the UK Finance Lenders’ Handbook Website?

No. There is no such facility on the CML or Building Society Association websites. A small selection of banks make their panel listings visible on the web. If you are in need of a West Ham lawyer on the Co-operative please make the most of our tool.

I have instructed a West Ham property lawyer having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own West Ham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

At last I have had an offer on a flat in West Ham agreed to, but there is a chain. The owners have offered on somewhere, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have selected a local conveyancing solicitor in West Ham. What should be my next step? At what point should I apply for the mortgage with Bank of Ireland?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then survey, West Ham conveyancing search charges, etc). The first course of action is to check that your property lawyer is on the Bank of Ireland conveyancing panel. Concerning the next phase this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. During a buoyant market many purchasers will apply for the mortgage with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they ask their solicitor to press on with the conveyancing in West Ham.

The estate agent has sent us the confirmation of our purchase of a new build flat in West Ham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in West Ham

There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Are all West Ham law firms on every lender conveyancing panel?

You can use our search tool or you can pop into your high street bank branch in West Ham. Chances are that they can recommend conveyancing solicitors in West Ham