We are purchasing a property and require a conveyancing solicitor in West Kensington who is on the UBS solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in West Kensington.
Is it correct that all West Kensington CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing panel?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
We expect to receive a OIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any West Kensington solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint West Kensington solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I am selling my house. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being difficult. The West Kensington solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in West Kensington differ for new build properties?
Most buyers of new build or newly converted property in West Kensington approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because new home sellers in West Kensington tend to purchase 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 conveyancers 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 used to new build conveyancing in West Kensington or who has acted in the same development.
In scouring the internet for the words conveyancing in West Kensington it reveals many property lawyerslocally. How do I determine which is the suitable solicitor for me?
The best method of finding the right conveyancer is via personal recommendation, so seek the opinion of friends and those you trust who have acquired a property in West Kensington or the respected estate agent or financial adviser. Charges for conveyancing in West Kensington vary, so it's advisable to request a minimum of three costs illustrations from varying types of companies. Dont forget to clarify that the fees are fixed.
My aunt purchased her house in West Kensington in 2008. She has since got married, divorced and is now married again. She wishes to market the house next autumn. I believe she will simply be requested to provide a copy of her marriage papers to the solicitor however she is worried it could hold up the sale of the house. Should she appoint a solicitor to update the Land Registry information for the house?
You are not required to bring up to date the title for the property providing you have the evidence required to show how the name change occurred.
The buyer’s conveyancer should check the registered entries and requisition evidence to establish the name change e.g. marriage certificates.