My mortgage broker has asked me for my West Ealing lawyer’ panel member for the Lloyds conveyancing panel. How do I find this out. I have tried my local West Ealing office but they have not got back to me yet.
You are best placed to get this information from your West Ealing solicitor . Most West Ealing conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
We are buying a newly constructed duplex in West Ealing and my solicitor is telling me that she is duty bound to the lender to disclose incentives from the seller. I am on a tight deadline to exchange and my preference is not to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
As someone unfamiliar with the West Ealing conveyancing process what’s your top tip you can impart for the ownership transfer in West Ealing
Not many law firms or advisers will tell you this but conveyancing in West Ealing or throughout West London is often a confrontational process. In other words, when it comes to conveyancing there exists an abundance of room for friction between you and others involved in the home moving process. For example, the seller, property agent and sometimes your bank. Choosing a law firm for your conveyancing in West Ealing an important selection as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to protect your best interests and to protect you.
On occasion a potential adversary will attempt to persuade you that you should follow their advice. For instance, the selling agent may claim to be helping by suggesting your solicitor is wrong. Or your mortgage broker may try to convince you to do something that is contrary to your lawyers guidance. You should always trust your lawyer above all other parties in the home moving process.
Please help - my lawyer says that flying freehold insurance is required on my purchase. What is the level of cover for West Ealing conveyancing?
The appropriate level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and Coventry Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
My partner and I are in the throws of looking at apartments in West Ealing and I am now considering a potential offer. Should I already have a conveyancer in place at this stage? I am planning to take a mortgage with TSB.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are obtaining a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.
I have instructed a West Ealing solicitor having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your West Ealing postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in West Ealing.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. West Ealing is the location of the property. What do you suggest?
Flying freeholds in West Ealing are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Ealing you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Ealing may decide 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.
Can I discover who owns a property in West Ealing?
As long as the property is recorded at HM Land Registry, and you have the details of the location of the property, you should be able to obtain details from the HM Land Registry of the recorded owner for a a minimal charge.