Do the Building Society Association intend to launch a searchable register to to identify firms on the Loughborough BS conveyancing panel for example in West Acton?
We have not been informed any plans on the part of the BSA to promote such a tool.
We are due to move property in September. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in West Acton. Conveyancing solicitor was found before I stumbled across your page.
On the day of completion you can collect the keys from your selling agent but this can only occur when the sellers solicitors confirm to the agent that the monies to complete are in and the keys can be passed over. After that you can advise the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in locating a conveyancing in West Acton or a legal practice with expertise in conveyancing in West Acton.
Is it correct that all West Acton CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing panel?
A selection of lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my West Acton bank branch on various occasions and was told they are content with the situation and they will lend. My West Acton conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your lawyer has to follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I own a terraced Edwardian house in West Acton. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the exact same property. Is it worth asking Godiva Mortgages Ltd to clarify?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Acton and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing solicitor who conducted the work.
In scouring the web for the term conveyancing in West Acton it shows results of many solicitorsin the vicinity. How do I determine which is the right solicitor for the sale of my house?
The ideal method of finding the right conveyancer is via trusted referral, so enquire of friends and family who have acquired a property in West Acton or a reputable estate agent or financial adviser. Charges for conveyancing in West Acton differ, so it's sensible to secure a minimum of three fee calculations from varying types of conveyancers. Be sure to obtain confirmation that the costs are assured not to escalate.
I today plan to offer on a house that appears to tick a lot of boxes, at a great figure which is making it more attractive. I have since been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in West Acton. Conveyancing solicitors have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in West Acton ?
The majority of houses in West Acton are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in West Acton so you should seriously consider shopping around for a West Acton conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’sconsent to carry out alterations. You may also be required to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your conveyancer should report to you on the legal implications.
I bought a basement flat in West Acton, conveyancing was carried out 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in West Acton with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease ceases on 21st October 2082
With just 57 years unexpired we estimate the price of your lease extension to span between £28,500 and £33,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.