My IFA says he needs my West Hill lawyer’ panel member for the Lloyds conveyancing panel. How do I discover this. I have contacted my local West Hill office but they cant find it on their system.

You are best placed to get this information from your West Hill conveyancing practitioner . Most West Hill conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in West Hill?

There are many recorded licenced Conveyancers in West Hill and Solicitor firms in West Hill to choose from It is important to make clear that the two are regulated professionals specialising in the legal aspects of the home buying process. The two can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in West Hill. Do I pick up the keys to the house on completion from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in West Hill?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you should be called to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.

My sealed bid on a semi in West Hill has been accepted, but there is a chain. The sellers have placed an offer on on an apartment, however it’s not yet tied up, and have viewings of other flats in the pipeline. I have instructed a high street conveyancing solicitor in West Hill. What do I do now? When should I get the mortgage application with Bank of Ireland started?

It is normal to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx £1k, then survey, West Hill conveyancing search costs, etc). First, you must check that your property lawyer is on the Bank of Ireland conveyancing panel. As to the next phase this very much dictated by the specifics of your transaction, attraction to this property and on the state of the market. In a hot market many purchasers would apply for a home loan with Bank of Ireland and arrange for the valuation and only if it comes back ok would they request their solicitor to press on with searches.

I need some fast conveyancing in West Hill as I have an ultimatum to complete within one month. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?

If.Given you are are a cash purchaser you are at free not to do searches although no law firm would suggest that you don't. Drawing on our experience of conveyancing in West Hill the following are examples of issues that can be revealed and adversely affect market value: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. West Hill is the location of the property. What do you suggest?

Flying freeholds in West Hill are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Hill you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Hill may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I have recently realised that I have 72 years left on my flat in West Hill. I now want to extend my lease but my freeholder is can not be found. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have done all that could be expected to find the lessor. For most situations an enquiry agent should be useful to carry out a search and prepare a report to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on investigating the landlord’s absence and the vesting order request to the County Court covering West Hill.

I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a West Hill conveyancing firm to represent me?

Where there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the amount due.

An example of a Freehold Enfranchisement case for a West Hill premises is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case was in relation to 7 flats. The unexpired term as at the valuation date was 75.88 years.