We are planning to purchase a 3 bedroom apartment in East Twickenham with a mortgage. We like our East Twickenham lawyer, however the mortgage company says she’s not on their "panel". It appears that we have little choice but to select one of the mortgage company panel firms or retain our East Twickenham solicitor as well as pay for one of their panel ones to represent them. We regard this is inequitable; are we not able to insist that the lender use our East Twickenham lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your East Twickenham conveyancing solicitor to apply to be on the conveyancing panel.
My wife and I are buying a newly constructed duplex in East Twickenham and my lawyer is informing me that she is duty bound to the lender to disclose incentives from the builder. I am on a tight deadline to exchange contracts and I would rather not prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Are the BSA planning on creating a search tool with a view to to identify solicitors on the Coventry BS conveyancing panel for example in East Twickenham?
We are not aware of any intention on the part of the BSA to develop such a tool.
We are planning to move house in October. Does my conveyancing solicitor call the removal company on the completion day. As an aside, can you suggest a removal company in East Twickenham. Conveyancing solicitor was organised prior to coming across this site.
On the afternoon of completion you will need to pick up the house keys from your estate agent but this should only be done when the sellers lawyers confirm to the agent that the monies to complete are in and the keys can be passed over. You can inform the removal men that they can start moving you in. We are not in a position to suggest a specific removal organisation but can assist you in locating a residential property solicitor in East Twickenham or a legal practice with expertise in conveyancing in East Twickenham.
We have agreed to purchase a house in East Twickenham. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?
As your lender is Principality your lawyer must comply with the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for Principality. The CML Handbook contains minimum specifications for solar panel roof-space leases, and lawyers are required to report to Principality where a lease fails to meet these conditions. The provisions relate to the installation of panels on properties nationwide and is not limited to East Twickenham.
Our offer on a semi in East Twickenham has been agreed to, the sellers do nevertheless have a dependent purchase. The owners have offered on on an apartment, however it’s not yet tied up, and have viewings of other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in East Twickenham. What should be my next step? At what stage do I apply for the mortgage with Santander?
It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx one thousand pounds, then survey, East Twickenham conveyancing search fees, etc). The first course of action is to check that your solicitor is on the Santander conveyancing panel. Regarding the subsequent steps this very much depends on the circumstances of your case, attraction to the property and on the state of the market. In a hot market the majority of home buyers will apply for the mortgage with Santander and arrange for the valuation and only if it was satisfactory would they ask their conveyancer to move forward with the conveyancing in East Twickenham.
Various online forums that I have frequented warn that are the number one reason for delay in East Twickenham house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in East Twickenham.
Are there restrictive covenants that are commonly identified during conveyancing in East Twickenham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in East Twickenham. 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…’