Can the conveyancing solicitors that are recommend conduct auction conveyancing in West Smithfield?

We know of a few auction practitioners we can put you in touch with those conducting auction conveyancing. West Smithfield is one of hundreds of locations in which our lawyers are based.

There are plenty of conveyancing solicitors in West Smithfield but how do I know who's good?

We would encourage you not to go for the cheapest West Smithfield conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. 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.

We had instructed solicitors located in West Smithfield on the UBS solicitor approved list. They have just invoiced me an additional charge for dealing with the UBS mortgage. Is this an additional conveyancing fee specified by UBS?

Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer can charge a fee for this. The charge is not dictated by UBS but by your West Smithfield property lawyer. Numerous firms on the UBS panel will charge ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.

I am expecting a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any West Smithfield solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?

You will need to appoint West Smithfield solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.

How does conveyancing in West Smithfield differ for newly converted properties?

Most buyers of new build residence in West Smithfield come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because house builders in West Smithfield tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in West Smithfield or who has acted in the same development.

I have been advised by a few property agents in West Smithfield to find a conveyancer on your site. Is there a financial advantage for Estate Agents to recommend your lawyers ahead of another?

We don’t give any financial incentive for directing people in our direction. We found it would be just too difficult a fee because home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I've found a house that seems to be perfect, at a great figure which is making it more attractive. I have since been informed that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in West Smithfield. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?

The majority of houses in West Smithfield are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in West Smithfield in which case you should be looking for a West Smithfield conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your solicitor will report to you on the legal implications.

I have given up negotiating a lease extension in West Smithfield. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Where there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to arrive at the price payable.

An example of a Lease Extension case for a West Smithfield property is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case related to 1 flat. The number of years remaining on the existing lease(s) was 66.8 years.