I am purchasing a semi-detached house in Hanworth. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Hanworth you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Hanworth.
Can I be sure that the Hanworth conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Hanworth getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer conducting your transaction.
The mortgage over my property is with Santander for my property in Hanworth. 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 Santander?
Santander must be informed of your intention before renting your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander 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 Santander directly. It should not be necessary to do this via a Santander conveyancing panel lawyer.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, HSBC are being problematic. The Hanworth solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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 need some quick conveyancing in Hanworth as I have a deadline to complete inside one month. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?
As you are not obtaining a mortgage you have the choice not to have searches conducted although no lawyer would suggest that you don't. With plenty of history conveyancing in Hanworth the following are examples of issues that can be revealed and therefore impact the marketability of the property: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Hanworth is the location of the property. Can you shed any light on this issue?
Flying freeholds in Hanworth are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hanworth you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hanworth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Completion is due on our sale of a £350,000 maisonette in Hanworth next Tuesday. The landlords agents has quoted £312 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Hanworth?
Hanworth conveyancing on leasehold flats often requires the purchaser’s solicitor submitting questions for the landlord to answer. Although the landlord is under no legal obligation to address these enquiries the majority will be content to do so. They are entitled to levy a reasonable administration fee for responding to questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some transactions it is above £800. The administration charge levied by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration charges, otherwise the charge is technically not due. In reality you have no choice but to pay whatever is demanded should you wish to complete the sale of your home.
I own a second floor flat in Hanworth. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
Most certainly. We can put you in touch with a Hanworth conveyancing firm who can help.
An example of a Lease Extension case for a Hanworth premises is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The unexpired term was 82.93 years.
Our sealed bid on house in Hanworth was accepted, the owner does nevertheless have an associated purchase. The sellers have offered on on an apartment, however it’s not yet tied up, and are looking at other apartments booked. I have instructed a local conveyancing solicitor in Hanworth. What do I do now? When should I get the mortgage application with RBS started with RBS?
It is usual to have concerns where there is an associated chain given your reluctance to incur expenses too early (mortgage application is approx one thousand pounds, then valuation, Hanworth conveyancing search charges, etc). The first course of action is to check that your lawyer is on the RBS approved list. As to the next stages this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. During a buoyant market many buyers would apply for a home loan with RBS and pay for the survey and only if it comes back ok would they ask their lawyer to move forward with searches.