It is 10 years ago since I bought my house in West London. Conveyancing lawyers have recently been appointed on the sale but I can't locate my deeds. Will this cause complications?
Don’t worry too much. First the deeds may be with your mortgage company or they may be in the possession of the conveyancers who acted in the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in West London relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
We wanted to use a conveyancing solicitor in West London for our house purchase. Our broker informed us that our mortgage lenders Yorkshire Building Society won't deal with them. Surely this is unfair competition?
Banks tend to imposes restrictions either the category or the amount of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the profile of firm, some have reduced the amount of solicitor practices they permit to act for them. You should note that Yorkshire Building Society have no responsibility for the quality of advice provided by any member of Yorkshire Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels a few years ago even though there remains differing opinions regarding the level of solicitor involvement in some of that fraud. Figures from the Land Registry indicate that thousands of law firms, including some in or near West London only perform one or two conveyances per annum.
We are planning to move house in May. Does my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you recommend a removal company in West London. Conveyancing lawyer was organised before I stumbled across this page.
On the afternoon of completion you can collect the keys from the property agent but this should only be done once the vendors solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You will need to advise the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can help you choose a conveyancing in West London or a legal practice with expertise in conveyancing in West London.
Is it the case that all West London CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
It is true that some banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is 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 approved list of conveyancing solicitors.
I have decided to exercise my right to buy my property in West London off the council. I have a mortgage offer with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
I require quick conveyancing in West London as I am faced with pressure to exchange contracts within one month. A mortgage is not required. Can I decline from having conveyancing searches to save fees and time?
As you are are a cash purchaser you have the choice not to do searches although no law firm would advise that you don't. With plenty of history conveyancing in West London the following are instances of issues that can be revealed and adversely affect market value: Enforcement Notices, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
My business partner and I are wishing to lease a unit on the high street. Can you recommend solicitors offering no-move-no fees for non-domestic conveyancing in West London for less than £1,200?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in West London, including the disposal and purchase of businesses as well as simply premises. If you are intending to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can find you the right solicitor. As for the charges these will vary based on the structure and terms of the proposed transaction. Let us have your contact information or telephone so as to enable us to provide you with a fixed commercial conveyancing quote.