Are all Westbourne Conveyancing Quality Solicitors on the Virgin Money conveyancing list of approved practices?

Some major banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

I have a mortgage with Skipton for my property in Westbourne. Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Skipton?

You must advise Skipton prior to letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel solicitor.

It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Westbourne building society branch on numerous occasions and was advised it wasn't a problem and they would lend. My Westbourne conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their published requirements. Who do I believe?

The solicitor has to comply with the CML 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Are there restrictive covenants that are commonly picked up during conveyancing in Westbourne?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Westbourne. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Just had an offer accepted on a new build apartment in Westbourne. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Westbourne

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I am 14 days into a freehold purchase having been recommend to a firm by the local agent to handle our conveyancing in Westbourne. I am am very dissatisfied with the level of service. Could you help me find new lawyers?

A conveyancer would need to be really poor in order to consider replacing them. Has your mortgage offer been issued? If so you will need to advise them of the new solicitor and ensure the loan are re-sent. Your solicitor ideally needs to be on the banks approved list to avoid added charges and frustration. So that should be your first question of the new conveyancers. Our find a solicitor tool will assist you in finding a lender approved conveyancer for your home move in Westbourne

Can a conveyancer remove a person from the title of my home in Westbourne ?

Subtracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancer