My husband and I are intent on purchasing an apartment in Twickenham. My lawyer is not on the bank approved panel. Can I still continue with my Twickenham conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?
One must use a solicitor to deal with the formalities if you require a mortgage to purchase your property. The property lawyer will conduct all the necessary legal checks on the property, ensuring that you will be registered as proprietor and ensure that all the required mortgage documentation is dealt with. One can appoint a Twickenham lawyer of your choosing. Nevertheless, if the conveyancing practitioner selected is not a member of the mortgage company approved list supplemental charges will be incurred as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so if your solicitor has not previously applied for membership they should do so.
I am under pressure from the executor of a property in Twickenham to exchange within four weeks. What can I do to speed up matters?
In a situation where you are under a tight deadline to complete it is advisable to make sure that your lawyer is familiar with the area as they will benefit local relationships and intelligence. It is even conceivable that they may have conducted otherhomes in the same street. You would be best advised to use a Twickenham conveyancing solicitor. In addition, be sure that the conveyancing firm is on the on the approved list for your mortgage company. It is believed that 18% of Twickenham conveyancing deals are delayed or derailed after finding out that a buyer’s solicitor was not on their mortgage lender’s list of approved solicitors. In many cases this discovery resulted in the legal transfer of property being frustrated by almost 21 days. It is said that this issue affects approximately 100,000 home moves annually. Almost all Twickenham conveyancing firms can not act for certain mortgage companies so do check at the outset.
I purchased a freehold premises in Twickenham but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Twickenham and has limited impact for conveyancing in Twickenham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
My uncle informed me that in purchasing a property in Twickenham there could be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of a number of properties in Twickenham which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Twickenham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My partner and I have organised a further advance on our mortgage from Coventry BS as we wish to conduct alterations to our house in Twickenham. Do we need to appoint a local Twickenham solicitor on the Coventry BS conveyancing panel to deal with the paperwork?
Coventry BS don't usually appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.
I am expecting a DIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Twickenham solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Twickenham solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I am buying my first flat in Twickenham with a loan from Chelsea Building Society. The sellers refused to reduce the price so I negotiated 6k of extras instead. The house builders rep advised me not reveal to my conveyancer about the deal as it would jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
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.
What does commercial conveyancing in Twickenham cover?
Twickenham conveyancing for business premises covers a wide array of guidance, given by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.