My husband and I are looking to purchase a home in Bayswater and are in fact using a Bayswater conveyancing practice. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. HSBC Bank have this morning contacted us to advise us that there is now an issue as our Bayswater solicitor is not on their conveyancing panel. What do we do from here?
Where you are buying a property requiring a mortgage it is conventional for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Bayswater lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
I have given 2 months notice to my current landlord and have to be out of my let out flat in Bayswater by 4/12/2026. Conveyancing for my house purchase is underway. How realistic is it to complete in six weeks as don't want to have to move into temporary accommodation?
Generally one should not provide notice for your letting unless you have exchanged. Assuming that you have not previously done so, notify to your lawyer and ask them to they cajole the other solicitors, try to a target completion date that all parties will work to achieve
My wife and I have a terraced Georgian house in Bayswater. Conveyancing practitioner acted for me and Lloyds TSB Bank. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bayswater and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who completed the work.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Bayswater is the location of the property. Can you shed any light on this issue?
Flying freeholds in Bayswater are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bayswater 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 Bayswater 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.
I need to appoint a conveyancing solicitor for leasehold conveyancing in Bayswater. I've chance upon a site which seems to have the perfect offering If there is a chance to get all formalities completed via web that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
How up-to-date is your database of lawyers on the bank conveyancing panel in Bayswater? Do the mortgage companies send you an updated list?
Bayswater law firm practices and firms conducting conveyancing in Bayswater themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.