My husband and I are buying a 1 bedroom flat in Chessington with a mortgage. We have a Chessington lawyer, but the bank says he's not on their "panel". We have to appoint one of the lender panel firms or retain our Chessington lawyer and pay for one of their panel firms to represent them. We regard this is inequitable; can we not insist that the mortgage company use our Chessington property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Chessington conveyancing lawyer to apply to be on the conveyancing panel.
There are numerous conveyancing solicitors in Chessington but how do I know who's good?
We would encourage you not to go for the lowest Chessington conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. 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 ahead of the deal.
Can you point me to a directory of Virgin Money panel solicitors in Chessington on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings visible on the web. If you are in need of a Chessington property lawyer on the Virgin Money please use our tool.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being pedantic. The Chessington solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I require fast conveyancing in Chessington as I am under pressure to sign on the dotted line in less than 2 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a cash buyer you have the choice not to do searches although no conveyancer would recommend that you don't. With lots of history conveyancing in Chessington the following are instances of what can crop up and therefore affect market value: Enforcement Notices, Overdue Charges, Outstanding Grants, Unadopted Roads,...
I have justfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Chessington for a purchase of a freehold house 10 months ago. How can I establish that my home is not still registered in the name of the previous owner?
The easiest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Chessington conveyancing specialists.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Chessington is the location of the property. Can you shed any light on this issue?
Flying freeholds in Chessington are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Chessington you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chessington 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 residence.
In what way can the Landlord & Tenant Act 1954 affect my commercial property in Chessington and how can you help?
The 1954 Act gives protection to business leaseholders, granting the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Chessington