I selected a Shepherd's Bush based firm for our conveyancing in Shepherd's Bush recently. Reviewing the Terms and Conditions I noteI am on the hook for fees even if the movedoes not go ahead. Should I ditch them and select a web based firm offering no completion no cost conveyancing in Shepherd's Bush?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the fee levels will tend to be be higher to offset those transactions that abort. Please beware that such deals tend not to cover expenditure for instance Shepherd's Bush conveyancing search expenses.
My fiance and I are refinancing our maisonette in Shepherd's Bush with . We have a son approaching twenty who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to . This is solely used to protect if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
It is a dozen years since I bought my property in Shepherd's Bush. Conveyancing solicitors have just been appointed on the sale but I am unable to track down my title deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be with your lender or they could be in the possession of the solicitor who acted in your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Shepherd's Bush relates to registered property but in the unlikely event that your property is not registered it is more problematic but is resolvable.
My wife and I are intent on selling our house in Shepherd's Bush and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local lawyer would know this is not the case. It does beg the question why the buyers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Shepherd's Bush. Having lived in Shepherd's Bush for three years we know of no issue. Should we contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Are there restrictive covenants that are commonly identified as part of conveyancing in Shepherd's Bush?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Shepherd's Bush. 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…’