I can't travel far from Hampton Wick. Can you please spell out why all Hampton Wick lawyers are not on all bank panels?
Before the recession most banks displayed an attitude to risk which differs from the current day. The financial regulator in 2010 carried out a thematic review into fraud which concluded: know the solicitors on your panel. As a result, banks have since looked to extract more information from law firms about their operations and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Many firms have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of amount of transactions the lenders set.
Please help. My Hampton Wick conveyancer is advising me that he has toapply for Hampton Wick conveyancing searches becausethe firm are on the Virgin Moneysolicitor panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Hampton Wick conveyancing searches.
It is is a decade since I purchased my house in Hampton Wick. Conveyancing lawyers have just been retained on the sale but I can't locate the title deeds. Is this a major issue?
Don’t worry too much. First there is a chance that the deeds will be with your lender or they may be in the possession of the conveyancers who handled your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Hampton Wick relates to registered property but in the rare situation where your home is not registered it is more problematic but is resolvable.
I am helping my niece sell her house in Hampton Wick. Does the conveyancer commission an energy assessment or it is for the owner to see to?
After the abolition of Home Information Packs, energy performance certificates was left as a required part of selling a house. An energy performance certificate must be commissioned before the property is put on the market. This is not a task that law firms ordinarily organise. If you are instructing a Hampton Wick conveyancing solicitor they might be willing to arrange energy assessments given their relationships with long established local energy assessors
I am aiming to move property in October. Does my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Hampton Wick. Conveyancing lawyer was organised before I stumbled across this page.
On the afternoon of completion you can pick up the keys from your estate agent however this can only occur after the vendors lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You should tell the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can help you locate a residential property solicitor in Hampton Wick or a firm that specialises in conveyancing in Hampton Wick.
The mortgage over my property is with Co-operative for my property in Hampton Wick. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?
You must advise Co-operative in advance of renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. You need not do this via a Co-operative conveyancing panel firm.
I used Action Conveyancing a few years ago for my conveyancing in Hampton Wick. I now require my papers but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Hampton Wick of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I wish to rent out my leasehold flat in Hampton Wick. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Some leases for properties in Hampton Wick do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I have given up negotiating a lease extension in Hampton Wick. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to determine the price payable.
An example of a Lease Extension matter before the tribunal for a Hampton Wick property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.