Find a Lender-Approved Local Conveyancer in Hanwell

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Conveyancing in Hanwell : Keep it Local

Top 5 reasons to use our service to assist you select a high street conveyancing solicitor in Hanwell

  • 1 The hallmark of our conveyancing solicitors in Hanwell is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the high standards of professionalism you would hope for.
  • 2 Cut price packages from online conveyancers might be tempting. However, these firms are often located many miles away with limited appreciation of the factors that impact property transactions in Hanwell
  • 3 Hanwell conveyancers are likely to acquainted with the local Land Registry Office, Local Authority and estate agents
  • 4 The accumulation of transactions means that Hanwell property lawyer have established valuable working relationships with Hanwell local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all parties involved in the process of dealing with your conveyancing in Hanwell.
  • 5 Hanwell property lawyers work in conjunction with Hanwell estate agents, developers, surveyors, mortgage companies and other professionals to make sure that a quality service is offered to home movers every step of the way, to ensure you’re kept informed as to progress all the way along

Examples of recent conveyancing in Hanwell since July 2020*

Recently asked questions about conveyancing in Hanwell

Is the fact that my conveyancer in Hanwell is not on my bank's solicitor panel that there is a problem with the standard of his work?

That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Hanwell conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

The Hanwell conveyancing firm handling our Hanwell conveyancing has discovered a difference between the surveyor’s assumptions in the home valuation report and what is revealed within the title deeds. My lawyer has advised that he is duty bound to check that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s approach correct?

Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

When it comes to lenders such as Coventry BS, do Hanwell conveyancing practitioners incur an annual charge to be on the list of approved solicitors?

We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

Last month we had a mortgage agreed in principle with Aldermore. Hanwell conveyancing solicitors have been chosen. How long does it take for Aldermore to forward the offer to the property lawyer?

There is no definitive answer here. Have Aldermore conducted the survey? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I recently had an offer accepted on a house in Hanwell. My financial adviser recommended their conveyancers. I paid an advanced payment of £150. Soon after, the lawyer contacted me sheepishly admitting that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Are there restrictive covenants that are commonly picked up during conveyancing in Hanwell?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Hanwell. 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'm purchasing my first flat in Hanwell benefiting from help to buy. The builders refused to budge the price so I negotiated 6k of extras instead. The sale representative suggested that I not to tell my lawyer about this side-deal as it would adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have today placed an offer on a leasehold flat in Hanwell and the mortgage adviser that we are dealing with suggested his solicitor. She quoted £800 including VAT and 3rd party costs. Does this sound reasonable?

Don't just go on 1 quote. You should seek like-for-like quotes for your conveyancing in Hanwell. Then select one that you trust and just as important, is on the approved panel of the mortgage company that you have applied for a mortgage from.

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Sample of conveyancing solicitors in Hanwell regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Hanwell but also conveyancing throughout England and Wales.

  • Somers & Blake, 49b Boston Road, London, W7 3SH
  • Gj Templeman Solicitors Limited, 49 Boston Road, Hanwell, London, W7 3SH
  • Sweetman Burke And Sinker, 158-160 Broadway, London, W13 0TL
  • James E Barnes, Access House, Manor Road, Ealing, London, W13 0AS
  • Vickers & Co Inc Berris, 183 Uxbridge Road, London, W13 9AA

Residential Landlord and Tenant Conveyancing solicitors in Hanwell

The firms listed below are a non-comprehensive list of solicitors in Hanwell practicing in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on Claims for damages for illegal

  • Gj Templeman Solicitors Limited, 49 Boston Road, Hanwell, London, W7 3SH
  • Sweetman Burke And Sinker, 158-160 Broadway, London, W13 0TL
  • Vickers & Co Inc Berris, 183 Uxbridge Road, London, W13 9AA
  • Prince Evans Solicitors Llp, Craven House, 40-44 Uxbridge Road, London, W5 2BS
  • Elliots Bond & Banbury, Shaftesbury House, 49-51 Uxbridge Road, Ealing, London, London, W5 5SA

Planning law solicitors in Hanwell regulated by the Solicitors Regulation Authority

The list below is a small selection of solicitors in Hanwell with expertise in planning law. This could include advice on special planning controls
  • Starck Uberoi Solicitors Limited, 45 St. Mary's Road, London, London, W5 5RG
  • Sjs Law Limited, Unit 8, Kew Bridge Piazza, 8 Kew Bridge Road, London, TW8 0FL
  • Jay Visva Solicitors, First Floor, 784 Uxbridge Road, Hayes, Middlesex, UB4 0RS
  • Harold Benjamin, Hill House, 67-71 Lowlands Road, Harrow, Middlesex, HA1 3EQ
  • Sutton-mattocks & Co Llp, 1 Rocks Lane, London, SW13 0DE

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.