I am in need of a conveyancer. Should I go for for a national conveyancer rather than a high street Feltham conveyancing solicitor?
Established third party connections is an important consideration when appointing conveyancing solicitors. Feltham conveyancers benefit from long term relationships with lenders and agents, local authorities, surveyors and other conveyancing firms meaning you will move in shortest possible time. Possessing a wealth of intelligence of the local area is an advantage.
Do the conveyancing solicitors listed on your site carry out attended exchange conveyancing in Feltham?
We do have a number of conveyancing specialists who can conduct attended exchanges. Please e-mail us to get a costs illustration and details as to availability.
We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather appoint a Feltham based conveyancing firm?
You should check but the the likelihood is that allocate you one of their panel conveyancers if you take up the "fee-free" offer. Speak to the bank and check if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Feltham.
My wife and I are purchasing a property in Feltham. I might seem paranoid but how we can trust a conveyancer? At some point we have to send money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I just acquired a house at auction in Feltham. Conveyancing is necessary. What happens now?
Now that you have to in every practical sense signed on the dotted line you will need to appoint a conveyancing practitioner as a matter of urgency as you now have a fast approaching deadline in which to complete the property. An auction property will ordinarily have an associated legal pack. This will include most,if not all of the documents that your conveyancer will need. In the case of leasehold premises the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds organised to complete on the date specified in the contract.
I am selling my flat. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being a right pain. The Feltham solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Are there restrictive covenants that are commonly picked up during conveyancing in Feltham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Feltham. 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…’
I work for a reputable estate agent office in Feltham where we have experienced a number of leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have been given contradictory information from local Feltham conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can initiate the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have had difficulty in negotiating a lease extension in Feltham. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the LVT to calculate the premium.
An example of a Lease Extension decision for a Feltham flat is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 82.93 years.