I plan on acquiring a flat in Hounslow. My Solicitor is not on the mortgage company conveyancing panel. Am I still permitted to continue with my Hounslow conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?
You have numerous options available to you here
- Carry on with your existing Hounslow conveyancer but your bank will undoubtedly instruct a solicitor on their approved list. The net result is additional cost together with potential delay.
- Choose a new property lawyer to act in the purchase, making sure they are on the bank conveyancing panel.
- Convince your conveyancer to seek to join the bank panel
My Conveyancer in Hounslow is not listed on the Bank of Ireland Conveyancing Panel. Can I still use my family solicitor even though they are excluded from the Bank of Ireland panel?
The limited options available to you here include:
- Complete the purchase with your existing Hounslow lawyers but Bank of Ireland will need to use a lawyer on their panel. This will result in additional overall conveyancing fees as well as cause delays.
- Choose an alternative lawyer to act in the conveyancing, obviously checking they are Bank of Ireland approved.
- Try to convince your Bank of Ireland solicitor to seek to join the Bank of Ireland panel
How can we tell if a Hounslow conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Hounslow seeking 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 suggest that you speak with the solicitor carrying out your transaction.
We are getting a further advance on our home loan from Barclays as we want to conduct alterations to our house in Hounslow. Are we obliged to choose a local Hounslow solicitor on the Barclays conveyancing panel to handle the paperwork?
Barclays would not normally instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays list.
I have instructed a Hounslow lawyer having made sure that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hounslow surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I used Arc property Solicitors several years past for my conveyancing in Hounslow. I now require my papers but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Hounslow of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Hounslow with a loan from Britannia. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not inform my solicitor about this deal as it will put at risk my loan with Britannia. Should I keep quiet?.
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 would like to let out my leasehold flat in Hounslow. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
The lease governs the relationship between the landlord and you the flat owner; in particular, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Hounslow do not prevent subletting altogether – such a clause would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
My wife and I have hit a brick wall in trying to purchase the freehold in Hounslow. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to arrive at the price payable.
An example of a Lease Extension decision for a Hounslow residence is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case was in relation to 1 flat. The unexpired residue of the current lease was 60.45 years.