Am I correct in assuming that the fact that my solicitor in Hammersmith is not on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Hammersmith conveyancing firm and enquire why they are no longer on the approved list for your bank.
My partner and I have just acquired a property in Hammersmith. We have since encountered a number of issues with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been conducted for conveyancing in Hammersmith?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Hammersmith. Conveyancing searches and investigations initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, a property owner fills in a document called a SPIF. answers is inaccurate, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Hammersmith.
Why is leasehold purchase conveyancing in Hammersmith costs more?
The conveyancing fees for a leasehold premises in Hammersmith is inevitably more expensive when contrasted to a freehold transaction. This is due to the extra investigations necessary in communicating with the freeholder and management company to obtain information about whether the rent and maintenance fee have been discharged and whether there are any major works due in the near future on repairs or maintenance of the building.
five months have elapsed following my purchase conveyancing in Hammersmith concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying my first flat in Hammersmith benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of extras instead. The estate agent told me not inform my conveyancer about this deal as it could adversely affect my mortgage with Skipton Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.