I am remortgaging my house in Westminster, does my lawyer need to be on the Barclays Solicitor panel?
In theory, you could use a solicitor that is not on the Barclays conveyancing panel, but Barclays would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
If you had a top tip for choosing a conveyancing solicitor in Westminster what would it be?
Do not opt for the cheapest Westminster conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have decided to exercise my right to buy my property in Westminster off the council. I have a mortgage agreed with Co-operative. 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 have 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 Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
Planning on purchasing a house in Westminster. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Westminster conveyancing practitioner is on the Santander conveyancing panel.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who conducted the conveyancing in Westminster 10 years ago have long since closed. What are my next steps?
As long as you have a registered title the details of your ownership will be evidenced by HMLR with a Title Number. It is easy to execute a search at the Land Registry, identify your property and secure up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be retrieved for a small fee.
I'm refinancing my current home to a BTL mortgage with Halifax and intend to use the remaining equity towards another property. The location we are interested in is Westminster. Will your conveyancers be able to act for both sets of banks and tie in the transactions?
Do use our comparison tool on this page to check that the solicitors are approved by both mortgage companies. Assuming that they are the conveyancer should be able to simultaneously deal with the two transactions but you should have a chat with you conveyancer and make apparent your expectations and requirements.
I am tempted by the attractive purchase price for a couple of apartments in Westminster which have approximately 50 years remaining on the lease term. Do I need to be concerned?
A lease is a right to use the property for a period of time. As the lease shortens the saleability of the lease reduces and results in it becoming more expensive to extend the lease. For this reason it is generally wise to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease as mortgage companies may be unwilling to lend money on properties of this type. Lease extension can be a protracted process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this field.
Following years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Westminster. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to decide the price.
An example of a Lease Extension decision for a Westminster residence is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case related to 2 flats. The number of years remaining on the existing lease(s) was 56 years.