I am expecting a offer of a home loan from Nat West. I intend to use a Licensed Conveyancer in East Twickenham. Does the Nat West Solicitor panel include Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My wife and I are getting closer to an exchange on a property in East Twickenham and my parents have sent the ten percent deposit to my property lawyer. I am now informed that as the deposit has been sent from someone other than me my solicitor needs to disclose this to my lender. 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 lender about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to be an issue?
The conveyancing practitioner is duty bound to clarify with mortgage company to ensure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
My Solicitor in East Twickenham is not listed on the Birmingham Midshires Approved Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are excluded from the Birmingham Midshires panel?
Your options are as follows:
- Carry on with your existing East Twickenham lawyers but Birmingham Midshires will need to instruct a lawyer on their list of acceptable firms. This will inevitably rack up the total conveyancing charges and cause delays.
- Choose a new lawyer to act in the conveyancing, not forgetting to check they are Birmingham Midshires approved.
- Try to convince your Birmingham Midshires based solicitor to try to join the Birmingham Midshires panel
How can we tell if a East Twickenham conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in East Twickenham seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor carrying out your conveyancing.
I am currently in the process of buying my council flat in East Twickenham. I have a mortgage agreed with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
After what seems like an age I have had an offer on a flat in East Twickenham accepted, but there is a chain. The vendors have offered on a property, however it’s not been accepted yet, and are looking at other properties booked. I have selected a local conveyancing solicitor in East Twickenham. What do I do now? When should I get the mortgage application with Kent Reliance going?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, East Twickenham conveyancing search costs, etc). The first course of action is to check that your lawyer is on the Kent Reliance approved list. Regarding the next phase this very much depends on the specifics of your case, motivation for this property and on the state of the market. In a hot market many buyers would apply for a home loan with Kent Reliance and arrange for the valuation and only if it comes back ok would they ask their conveyancer to press on with the conveyancing in East Twickenham.
We are selling our home in East Twickenham and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the buyers are using a web based conveyancing outfit as opposed to a conveyancing solicitor in East Twickenham. We have lived in East Twickenham for 4 years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must enquire of 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 illness)
What does commercial conveyancing in East Twickenham cover?
East Twickenham conveyancing for business premises covers a broad range of guidance, offered by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.