My partner and I are getting closer to an exchange on a flat in West Kensington and my parents have transferred the exchange deposit to my lawyer. I am now told that as the deposit has been received from someone other than me my lawyer needs to disclose this to my bank. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I disclosed to the bank concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
Your property lawyer is duty bound to clarify with lender to ensure that they know that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your lender if you agree, failing which, your lawyer must cease to continue acting.
As a novice what is the most important number one tip you can give me about purchase conveyancing in West Kensington?
Not many law firms shout this from the rooftops but conveyancing in West Kensington and elsewhere in West London is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of room for conflict between you and other parties involved in the transaction. E.g., the seller, property agent and on occasion the mortgage company. Appointing a law firm for your conveyancing in West Kensington is a critical decision as your conveyancer is your adviser, and is the ONLY person in the transaction whose role it is to look after your legal interests and to protect you.
Every so often a potential adversary will try and convince you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by suggesting your solicitor is slow. Or your mortgage broker may try to convince you to do take action that is against your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
My wife and I buying a terrace house in West Kensington. Our aim is to convert the garage to an office at the property.Will legal due diligence on the property involve checks to determine if these works are prohibited?
Your solicitor will check the registered title as conveyancing in West Kensington can sometimes reveal restrictions in the title documents which prevent certain changes or need the consent of a 3rd party. Some additions require local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
Can you point me to a directory of Nottingham panel solicitors in West Kensington on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings visible on the web. If you are in need of a West Kensington conveyancing practitioner on the Nottingham please make the most of our tool.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being pedantic. The West Kensington solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Arc property Solicitors several years ago for my conveyancing in West Kensington. Now, I need my files but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in West Kensington of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm refinancing my current house to a buy to let loan with Barclays Direct and I will use the ballance of the raised equity as a down payment on another house. The location we are looking at is West Kensington. Will your lawyers be able to act for both sets of banks and link together the transactions?
Make use of our search tool on this page to be sure that the conveyancers are on the relevant lender panels. On the basis that they are your lawyer should be able to connect the two deals but you should have a chat with you lawyer and make apparent your desired outcome and needs.