Find a Lender-Approved Local Conveyancer in Hanwell

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Selecting the right solicitor is the most important decision when it comes to your Hanwell house move

5 reasons to use our service to help you find a high street conveyancing solicitor in Hanwell

  • 1 The accumulation of transactions means that Hanwell property lawyer have established very good connections with Hanwell local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all parties involved in the process of dealing with your home move in Hanwell.
  • 2 Hanwell conveyancers work in conjunction with Hanwell estate agents, developers, surveyors, lenders and other professionals to ensure that the highest level of service is provided to home movers every step of the way, helping make the process as straightforward as possible
  • 3 Using a local Solicitor usually means that you will receive a more personal touch. When using a large conveyancing firm, you tend to be looked after by a team of people who who progress matters by reading from their computer screens.
  • 4 Hanwell conveyancing lawyers are likely to acquainted with the local Land Registry Office, Local Authority and selling agents
  • 5 Notwithstanding what other on-line conveyancers advise it just might be necessary to attend your lawyer to sign contracts. There are enough parties engaged in a conveyancing transaction without having to include Royal Mail into the equation.

Examples of recent conveyancing in Hanwell since July 2021*

Sale

of semi-detached premises, Campbell Road, W7 3EA completing on 12/08/2021 at a price of £1,115,000. The conveyancing process included amongst the various tasks: preparing statement detailing charges, setting up the completion formalities, sending title deeds and signed transfer to buyer’s lawyers

Disposal

of flat Cumberland Road W7 2ED, at purchase price of £415,000. Leasehold conveyancing included: sending conveyancing papers to buyers representatives, sending the transfer to the vendor for signature in readiness for completion, obtaining official copies of the title

Purchase

of flat West Park Road UB2 4AF, at a price of £410,000. Leasehold conveyancing investigations included: drafting the sale agreement and Transfer, dealing with appropriate requisitions and enquiries, sending the transfer to the vendor for execution in preparation for completion

Sale

of semi property, Avalon Close, W13 0BJ completing on 16/07/2021 at a price of £723,750. The legal transfer of property included amongst the various tasks: dealing with appropriate requisitions and enquiries, taking formal instructions from and updating the seller client, preparing statement detailing charges

Recently asked questions about conveyancing in Hanwell

I am getting closer to an exchange on a flat in Hanwell and my mum and dad have transferred the exchange deposit to my lawyer. I am now informed that as the deposit has been received from someone other than me my property lawyer needs to disclose this to my bank. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I disclosed to the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for this now to be an issue?

Your conveyancing practitioner is legally required to check with lender to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

It is a dozen years since I bought my house in Hanwell. Conveyancing lawyers have just been appointed on the sale but I am unable to locate the title documents. Is this a major issue?

You need not be too concerned. First the deeds may be with your lender or they could stored with the conveyancers who acted in your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Hanwell involves registered property but in the rare situation where your property is unregistered it is more of a problem but is not insurmountable.

I just acquired a property at auction in Hanwell. Conveyancing is required. What are my next steps?

Having legally committed yourself to purchase you will need to retain a conveyancing practitioner soon as you now have a tight a drop dead date to complete the property. Every auction property should have a bespoke legal pack. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.

Are all Hanwell Conveyancing Quality Solicitors on the Lloyds conveyancing panel?

It is true that some lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being pedantic. The Hanwell solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are insisting on 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.

The deeds to my house are lost. The lawyers who did the conveyancing in Hanwell 4 years ago are no longer around. What are my next steps?

In today’s world there are copies made of almost everything, and your conveyancer should be aware precisely where to find all the suitable paperwork so you may buy or dispose of your house without any difficulty. If duplicates can’t be found, your solicitor may be able to put in place insurance or indemnities against possible claims on the property.

I'm buying my first flat in Hanwell with the aid of help to buy. The sellers refused to budge the price so I negotiated 6k of extras instead. The property agent told me not to tell my conveyancer about this side-deal as it could affect my mortgage with Britannia. 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 want to rent out my leasehold apartment in Hanwell. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

Your lease dictates the relationship between the freeholder and you the flat owner; in particular, it will say if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Hanwell do not contain strict prohibition on subletting – such a clause would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

I have had difficulty in seeking a lease extension in Hanwell. Can this matter be resolved via the Leasehold Valuation Tribunal?

Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to determine the sum to be paid.

An example of a Freehold Enfranchisement decision for a Hanwell flat is 6 Jessamine Road in August 2013. The Tribunals valuation (as annexed to the decision) calculated the amount payable as £18,355 for the freehold reversion This case was in relation to 2 flats. The unexpired term was 72.39 years.

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Residential Landlord and Tenant Conveyancing solicitors in Hanwell

The firms listed below are a small selection of solicitors in Hanwell with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on service charge disputes and the right to manage

  • 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

Residential Licensed Conveyancers in Hanwell regulated by the CLC

Please note that the listed conveyancers do not limit their work for conveyancing in Hanwell but also conveyancing across England and Wales.
  • J Scollan & Co Property Lawyers, First Floor Canal Court, TW8 8JA
  • Quality Conveyancing Ltd, Westgate House, W5 1YY
  • Ldn Conveyancing Ltd, 3 Acton Hill Mews, W3 9QN
  • Stratega Law Ltd, Bldg 3 Chiswick Park, W4 5YA
  • Clay & Co Limited, First Floor, TW11 0HE

Planning law solicitors in Hanwell regulated by the Solicitors Regulation Authority

The practices listed below are a small selection of solicitors in Hanwell specialising in planning law. The solicitors can give expert legal advice on all aspects of planning, including tree preservation orders
  • 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.