My partner and I are acquiring a brand new duplex in West London and my solicitor is informing me that she has to the lender to reveal incentives from the developer. I am on a tight deadline to sign contracts and I would rather not delay the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We note that you have a post code search directory identifying law firms on the Co-operative conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in West London?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in West London.
We are aiming to move house in March. Should my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in West London. Conveyancing lawyer was organised before I stumbled across your site.
On the day of completion you can collect the house keys from your estate agent but this can only occur once the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you can advise the removal men that you are ready to move in. We are not in a position to recommend a specific removal company but can help you find a conveyancing in West London or a lawyer with expertise in conveyancing in West London.
I have a mortgage with Barclays for my property in West London. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
You must advise Barclays prior to letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel firm.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my West London building society branch on numerous occasions and was told they are content with the situation and they would lend. My West London conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they would not lend in accordance with their published requirements. I simply don't know who is right.
Provided that the conveyancer is on the lender panel, she or he must follow the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am 18 days into a leasehold purchase having been directed to conveyancers by the high street agent to perform conveyancing in West London. I am am starting to be frustrated with the level of service. Could you help me find new lawyers?
They would need to be very bad to suggest replacing them. Has your mortgage offer been generated? If so you will need to inform them of the new contact details and ensure the offer are re-issued. Your solicitor ideally should be on the lenders panel to avoid supplemental fees and complications. That should be your starting point. Our find a solicitor tool can help you find a lender approved conveyancer for your conveyancing in West London
What can I do to establish who owns a property in West London?
Provided the premises is recorded at HM Land Registry, and you have requisite information of the address of the property, you should be able to view details from the the Land Registry of the registered proprietor for a for less than a fiver.