What is the difference between a licensed conveyancer and conveyancing solicitor in Twickenham Park
There are two types of lawyers who can execute conveyancing in Twickenham Park namely CLC regulated conveyancers or solicitors. The two can provide conveyancing services that required to complete the sale or purchase of property. They are both required to carry out Twickenham Park conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally conducted and that all requisite procedures should be correctly followed.
We have a mortgage agreed in principle with Santander. Twickenham Park conveyancing practitioners were appointed. What is the average time that one could expect to receive a mortgage offer from Santander?
Some lenders take longer than others. Have Santander completed the survey? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The mortgage over my property is with Lloyds for my property in Twickenham Park. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Lloyds must be informed of your intention in advance of letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel solicitor.
Should commercial conveyancing searches disclose proposed roadworks that could affect a commercial site in Twickenham Park?
Its becoming the norm that commercial conveyancing solicitors in Twickenham Park will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Twickenham Park. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Twickenham Park.
For each commercial conveyancing transaction in Twickenham Park it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Twickenham Park commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Twickenham Park.
2 months have elapsed since my purchase conveyancing in Twickenham Park took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Twickenham Park differ for new build properties?
Most buyers of new build premises in Twickenham Park come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Twickenham Park tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Twickenham Park or who has acted in the same development.
I decided to have a survey completed on a house in Twickenham Park in advance of appointing lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some banks may not give a loan on such a home.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Twickenham Park. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Twickenham Park to see if the conveyancing costs will increase in light of this.
How difficult is it to switch firm as I have to appoint one who is on the Coventry Building Society conveyancing list. I was using a local conveyancing solicitor in Twickenham Park round the corner but she is not accepted by Coventry Building Society
We will our best to assist in finding you a conveyancing solicitor in Twickenham Park on the Coventry Building Society panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Twickenham Park. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Twickenham Park.