I was referred a solicitor who has given a fee estimate £1700 for no sale no fee conveyancing in Twickenham. I am selling a Victorian house for £225,000. Is this overpriced? Is it above what I should be paying for conveyancing in Twickenham?
The estimate does seem marginally overpriced. If you shop around you might get the conveyancing a bit cheaper by as much as a hundred pounds. That being said, you mightlive to rue choosing an an untested solicitor. If is important to be sure that the solicitor can also act for your bank. Do make use of our search tool to get a quote a Twickenham conveyancing firm on the lender’s approved list of lawyers which can often include conveyancing solicitors in Twickenham.
As someone unfamiliar with the Twickenham conveyancing process what is your top tip you can give me concerning the house moving process in Twickenham
Not many law firms shout this from the rooftops but conveyancing in Twickenham and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of opportunity for conflict between you and others involved in the home moving process. For example, the vendor, selling agent and sometimes a mortgage company. Selecting a lawyer for your conveyancing in Twickenham should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose interest is to protect your legal interests and to protect you.
Sometimes a third party with a vested interest will attempt to sway you that it is in your interests to do things their way. For instance, the selling agent may claim to be helping by claiming that your conveyancer is wrong. Or your mortgage broker may tell you to do something that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Please help - my lawyer advises that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Twickenham?
The right level of missing deeds indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such policies.
We have a mortgage agreed in principle with Nationwide. Twickenham conveyancing practitioners are appointed. What is the average time that one could expect to receive a mortgage offer from Nationwide?
There is no definitive answer here. Have Nationwide done the survey? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have instructed a Twickenham conveyancing practitioner having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Twickenham postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Twickenham.
What will a local search tell me about the house we're purchasing in Twickenham?
Twickenham conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as Onsearch The local search plays a central part in many a Twickenham conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I used Stirling Law a few years past for my conveyancing in Twickenham. Now, I need my documents however the law firm has closed. 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 Twickenham of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am in need of some leasehold conveyancing in Twickenham. Before diving in I require certainty as to the number of years remaining on the lease.
If the lease is registered - and almost all are in Twickenham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Twickenham conveyancing firm to help?
Most definitely. We can put you in touch with a Twickenham conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Twickenham 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 related to 1 flat. The unexpired residue of the current lease was 60.45 years.
