My partner and I are planning to acquire a property in Turnham Green and are in fact using a Turnham Green conveyancing practice. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Accord Mortgages Ltd have this afternoon contacted us to inform me that there is now an issue as our Turnham Green lawyer is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Turnham Green lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Would the conveyancing solicitors that you recommend carry out attended exchange conveyancing in Turnham Green?
There are a few conveyancing experts who can conduct 24hr exchanges. Do e-mail us to receive a costs illustration and details as to availability.
I am considering applying for a HSBC mortgage for purchase of a new build (under development) in Turnham Green with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for HSBC ?
There is nothing to stop you using your solicitor, but HSBC will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Is there a list of Virgin Money panel solicitors in Turnham Green on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings open the public on the web. Where you are looking for a Turnham Green conveyancer on the Virgin Money please use our facility.
I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being difficult. The Turnham Green solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
Our offer on a semi in Turnham Green has been accepted, but there is a chain. The vendors have offered on on an apartment, however it’s not yet tied up, and are looking at other flats booked. I have chosen a local conveyancing solicitor in Turnham Green. What do I do now? At what stage do I apply for the mortgage with Nottingham?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then valuation, Turnham Green conveyancing search costs, etc). The first thing to do is ensure that your conveyancing practitioner is on the Nottingham conveyancing panel. As to the subsequent phase this very much dictated by the circumstances of your transaction, desire for the property and on the state of the market. In a rising market the majority of home buyers will apply for a home loan with Nottingham and arrange for the valuation and only if it comes back ok would they pay their conveyancer to proceed with the conveyancing in Turnham Green.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Turnham Green is where the house is located. Can you offer any opinion?
Flying freeholds in Turnham Green are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Turnham Green you would need to get your solicitor to go 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 Turnham Green 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 premises.
I’m about to sell my garden apartment in Turnham Green. Conveyancing solicitors are to be appointed soon, but I have just received a yearly maintenance charge demand – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as normal as all ground rent and service charges will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have given up seeking a lease extension in Turnham Green. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a Turnham Green conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Turnham Green residence is Flat 1 30 Ennismore Avenue in September 2010. the Tribunal adopted and arrived at a premium for the lease extension of £29, 900 This case was in relation to 1 flat. The unexpired residue of the current lease was 68.34 years.