Much to our surprise we have been notified by our broker that my Feltham property lawyer is not on the lender Conveyancing panel. What can I do to check?
Your first step should be to call your Feltham conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may be able to suggest a Feltham conveyancing firm that is on the approved list of lawyers for your bank.
At what point does exchange of contracts happen for sale conveyancing in Feltham and am I required to be at the conveyancers branch?
If you are near to one of the conveyancing solicitors in Feltham you are invited in to sign the paperwork. However, the firms we work with supply countrywide coverage for conveyancing and give just as diligent and professional a job for you when communicating with you digitally. The signing of the purchase agreement is not the point of no return. Signing on the dotted line simply enables the solicitor to address the formalities at the appropriate time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Feltham)to be in the office available at the end of the phone to exchange contracts.
Forgive me if this question is silly but I am new to the home moving as a first time buyer of a garden flat in Feltham. Do I receive the keys to the property on the completion date from my solicitor? If so, I will appoint a local conveyancing solicitor in Feltham?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you will be invited to collect the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
My solicitor has informed me that lack of building regulations insurance is needed on my purchase. What is the level of cover for Feltham conveyancing?
The appropriate level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such policies.
I am selling my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being difficult. The Feltham solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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 am selling our home in Feltham and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Feltham conveyancer would know this is not the case. For the life of me I don't know why the purchasers used a factory type conveyancing practice as opposed to a conveyancing solicitor in Feltham. Having lived in Feltham for 4 years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to 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 ailment)
Taking into account that I will soon spend 450k on a two bedroom apartment in Feltham I would like to talk to a lawyer about myhome move ahead of appointing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer due to be carrying out your conveyancing in Feltham.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Feltham should be the amount on the final invoice that you are charged.
A conveyancing firm handled my conveyancing in Feltham 8 years ago and was holding my deeds but has now closed – What can I do to retreive these?
Deeds, as such, no longer exist as most properties in Feltham are recorded digitally at Land Registry. Where you need to show ownership or are selling or re-mortgaging your conveyancer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.