We are buying a 1 bedroom flat in West Drayton with a mortgage. We have a West Drayton lawyer, however the bank says she’s not on their "panel". It seems we have little option but to select one of the bank panel conveyancing practices or retain our West Drayton property lawyer and pay for one of their panel firms to act for them. We regard this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your West Drayton conveyancing solicitor to apply to be on the conveyancing panel.
Our god-son is purchasing a new build apartment in West Drayton with a home loan from RBS. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the RBS conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
As someone unfamiliar with the West Drayton conveyancing process what’s your top tip you can impart for the house moving process in West Drayton
Not many law firms or advisers will tell you this but conveyancing in West Drayton and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is lots of opportunity for confrontation between you and other parties involved in the legal transfer of property. For example, the seller, property agent and even potentially the mortgage company. Choosing a solicitor for your conveyancing in West Drayton is a critical decision as your conveyancer is your adviser, and is the ONE person in the transaction whose interest is to act in your legal interests and to keep you safe.
Sometimes a third party with a vested interest will attempt to persuade you that it is in your interests to do things their way. For instance, the property agent may claim to be assisting by suggesting your conveyancer is wrong. Or your mortgage broker may advise you to do something that is against your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
If you had a top tip for selecting a conveyancing solicitor in West Drayton what would it be?
We would encourage you not to base your choice on the lowest West Drayton conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
My aunt advised me that in purchasing a property in West Drayton there may be various restrictions prohibiting external changes to the property. Is this right?
We are aware of a number of properties in West Drayton which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in West Drayton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Two weeks ago we had a mortgage agreed in principle with Leeds Building Society. West Drayton conveyancing practitioners have been appointed. How long does it take for Leeds Building Society to send the offer to the lawyer?
There is no definitive answer here. Have Leeds Building Society completed the survey? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. West Drayton is the location of the property. Can you offer any opinion?
Flying freeholds in West Drayton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Drayton you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Drayton 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.
Are there any apps to help find a West Drayton conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 10miles to meet the conveyancer.
Feel free to make use of the find a conveyancing panel search on this page. Please choose the lender and your location, in this case West Drayton and you will see a number of lawyer located nearest West Drayton. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.