Me and my fiance are purchasing a 1 bedroom flat in Feltham with a mortgage. We wish to retain our Feltham lawyer, but the lender advise he's not on their "panel". It appears that we have no choice but to use one of the bank panel firms or retain our Feltham conveyancer and pay for one of their panel ones to act for them. This seems very unfair; are we not able to insist that the mortgage company use our Feltham conveyancing practitioner ?
No, not really. 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 Feltham conveyancing solicitor to apply to be on the conveyancing panel.
At what point does exchange of contracts occur in residential conveyancing in Feltham and am I required to attend the conveyancers branch?
If you are in close proximity to one of the conveyancing solicitors in Feltham you are welcome to come in to sign contracts. That being said, the firms we recommend provide countrywide coverage for conveyancing and give as equally detailed and professional a job for you when communicating with you by post or email. The signing of the contract is not the point of no return. A signed contract simply enables the conveyancer to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Feltham)to be in the office at the appropriate time.
My wife and I are purchasing a apartment in Feltham. It might be a silly question but how we can trust a conveyancer? At some point we have to put funds into their account. What is the protection we have from them run away with our deposit?
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 am due to exchange contracts on my apartment. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being difficult. The Feltham solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Feltham solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Feltham postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Feltham.
I used Arc property Solicitors several years ago for my conveyancing in Feltham. Now, I need my files but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Feltham of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am on look out for some leasehold conveyancing in Feltham. Before I set the wheels in motion I want to be sure as to the number of years remaining on the lease.
If the lease is registered - and almost all are in Feltham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a ground-floor 1950’s flat in Feltham. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
Absolutely. We are happy to put you in touch with a Feltham conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Feltham property 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 remaining number of years on the lease was 82.93 years.
We have recently had a bid accepted on our first house in Feltham, and need to get solicitors instructed. We have used the various rating based websites and the results are from all across the England and Wales. Is it advisable to have a Feltham solicitor local to your potential house? We are fine to do all the communicating electronically, but I assume at some point we will need to physically go into the solicitor's office to sign documents?
The lawyer does not need to be in Feltham, but opting for local means that you can visit their offices if needed, by way of example, if a signature is immediately necessary. Also, a Feltham solicitor have established relationships with local agents and (if the vendor has instructed a local solicitor) with them, which will help keep things moving faster.