Please help. My Twickenham solicitor is advising me that he has toconduct Twickenham conveyancing searches asthe firm are on the HSBCconveyancing panel. Do I not have any say here?
You have limited options available to you. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Twickenham conveyancing searches.
Can your site be used to recommend a Conveyancing solicitor in Twickenham even if I’m not buying or selling a house, for instance if I want to buy an office in Twickenham with a loan from The Mortgage Works?
Our comparison service is predominantly there to help choose residential conveyancing solicitors in Twickenham but we have recorded towards the end of this page some Twickenham commercial conveyancing firms. You should make contact with the firm directly to see if they are also authorised to represent The Mortgage Works
What is the difference between a licensed conveyancer and conveyancing solicitor in Twickenham
There are two types of lawyers who can do conveyancing in Twickenham namely CLC regulated conveyancers or solicitors. The two can administer conveyancing services that required to complete the disposal or acquisition of property. Both are required to execute Twickenham conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that all necessary procedures will be accurately adhered to.
I am selling my flat. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being pedantic. The Twickenham solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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 have instructed a Twickenham conveyancing practitioner having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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 Twickenham 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.
A relative recommended that where I am purchasing in Twickenham I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Twickenham conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Twickenham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Twickenham Education with plans and statistics, Local Amenities and other useful data about Twickenham.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Twickenham is where the house is located. Can you offer any opinion?
Flying freeholds in Twickenham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Twickenham you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Twickenham may ascertain 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.
In my capacity as executor for the estate of my grandfather I am selling a property in Monmouth but I am based in Twickenham. My solicitor (based 235 miles awayrequires that I sign a stat dec before the transaction finalising. Could you suggest a conveyancing solicitor in Twickenham who can attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Twickenham based