I am purchasing a maisonette in Twickenham. My property lawyer has never been on on the bank solicitor panel. Is it possible for me to appoint my Twickenham conveyancing solicitor even though they are not on the lender panel?
You have a number of options open to you here
- Carry on with your chosen Twickenham lawyer but your lender will undoubtedly retain a conveyancing practitioner from their approved list. This will result in additional fees together with probable interruption.
- Get a new conveyancer to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
- Convince your solicitor to pull out all the stops to get listed on the lender’s panel of solicitors
I am need of leasehold conveyancing for a flat in a relatively new development (6 years old) in Twickenham. Almost all the appartments are already occupied. Is it really necessary to order local searches for my conveyancing in Twickenham?
Where you are obtaining a loan, your bank will require some (many) of the searches so you'll have no choice. If not, then Twickenham conveyancing searches are optional. No doubt your conveyancer, will ’encourage’, perhaps strongly, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to find a new lawyer for your conveyancing in Twickenham.
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 wish to buy an office in Twickenham with a loan from Accord Mortgages Ltd?
The service is mainly utilised to get a quote from residential conveyancing solicitors in Twickenham but we have recorded towards the bottom of this page a few Twickenham commercial conveyancing firms. You should speak with the solicitors directly to establish if they are also authorised to represent Accord Mortgages Ltd
Have purchased a a detached house in Twickenham , What is the estimated time for the Land Registry to record my ownership? My Twickenham conveyancing solicitor has been very slow, so I want to check that my name is recorded.
As far as conveyancing in Twickenham is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timescales can vary according to the party submitting the application, whether there are errors and whether the Land registry communicate with any interested persons or bodies. At present in the region of 80% of such applications are fully addressed in less than three weeks but occasionally there can be extensive delays. Historically registration is effected once the purchaser is living at the property so 'speed' is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
I opted to have a survey done on a house in Twickenham prior to retaining solicitors. I have been informed that there is a flying freehold element to the property. My surveyor has said that some mortgage companies will refuse to issue a loan on such a house.
It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. Should you wish to call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Twickenham. Conveyancing may be slightly more expensive based on your lender's requirements.
Having spent months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Twickenham. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the sum to be paid.
An example of a Lease Extension decision for a Twickenham flat 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 remaining number of years on the lease was 60.45 years.
What makes a Twickenham lease unmortgageable?
There is nothing unique about leasehold conveyancing in Twickenham. All leases are drafted differently and drafting errors can sometimes mean that certain clauses are wrong. The following missing provisions could result in a defective lease:
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Repairing obligations to or maintain elements of the property
You will encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Santander, The Mortgage Works, and Godiva Mortgages Ltd all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, forcing the buyer to withdraw.