Is the fact that my conveyancer in Chiswick is not listed on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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 contact the Chiswick conveyancing firm and enquire why they are no longer on the approved list for your lender.
Can you explain why leasehold purchase conveyancing in Chiswick costs more?
In short, leasehold conveyancing in Chiswick and elsewhere usually necessitates additional due diligence compared to freehold conveyancing. This includes reviewing the lease, communicating with the landlord about the service of required notices, obtaining current service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different proprietor have owned the lease since it was first granted.
The deeds to my house are lost. The conveyancers who handled the conveyancing in Chiswick 10 years ago have long since closed. What do I do?
Assuming the title is registered the details of your ownership will be evidenced by the Land Registry under a Title Number. It is possible to perform a search at the Land Registry, identify your house and get current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
I am looking for a leasehold apartment up to £245,000 and identified one near me in Chiswick I like with amenity areas and railway links in the vicinity, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Chiswick for this price, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage the shortness of the lease may be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
Given that I will soon spend 450k on a terraced house in Chiswick I wish to have a conversation with the solicitor concerning thetransaction prior to instructing the firm. Is this something that you can arrange?
Absolutely - we would be happy to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your conveyancing in Chiswick.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Chiswick should be the amount on the final invoice that you end up paying.