We note that you have a search directory listing firms on the Co-operative conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Hanworth?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hanworth.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Hanworth bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Hanworth conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their published requirements. Who do I believe?
Provided that the conveyancer is on the lender panel, they must comply with the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
After weeks of negotiation I have agreed a price on an apartment in Hanworth. My financial adviser pressured me to appoint their conveyancer. I paid an upfront payment of £200. A few days later, the conveyancer contacted me to say that they were not on the Bank of Ireland 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 Bank of Ireland 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.
I was told three weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Hanworth is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
I bought my house on 7 July and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Hanworth advises it should be dealt with inside ten days. Are properties in Hanworth uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Hanworth registration formalities. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. At present roughly 80% of submission are fully dealt with within two weeks but occasionally there can be longer delays. Historically registration takes place after the buyer is living at the premises so an expedited registration is not usually top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.
How does conveyancing in Hanworth differ for new build properties?
Most buyers of new build property in Hanworth contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because builders in Hanworth typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hanworth or who has acted in the same development.
Should I be concerned by estate agents that I am dealing with are recommending a national conveyancing firm as opposed to a High Street Hanworth conveyancing practice?
As is the case with lots of professional services, often referrals from relatives can be extremely useful or valuable. But there are numerous people with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders may recommend conveyancers to appoint. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there might be a financial incentive behind the endorsement. You are at liberty to choose your preferred lawyer. You need to be aware that most lenders have an approved list of lawyers you are obliged to use for the mortgage related work in your conveyancing.
We are in the process of acquiring a flat in Hanworth. Can the lawyer keep our purchase price confidential from the likes of Nestoria. How can this be achieved ?
The Land Registry by statute are obliged to note price sold information on a register of the title for domestic properties nationwide which includes properties in Hanworth. The register of title is an open document, so HM Land Registry would be breaking the law if they did not grant access to the register.
You can ask HMLR to withhold the price paid entry yet the answer will be a No.