We are buying a 1 bedroom flat in Chiswick with a mortgage. We have a Chiswick lawyer, but the mortgage company advise she’s not on their "panel". It seems we have no choice but to instruct one of the bank panel conveyancing practices or retain our Chiswick lawyer as well as pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. 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 Chiswick conveyancing solicitor to apply to be on the conveyancing panel.
My husband and I are refinancing our penthouse in Chiswick with Bank of Ireland. We have a son 18 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have a couple of questions (1) Is this form unique to the Bank of Ireland conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Bank of Ireland conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Bank of Ireland. This is solely used to protect Bank of Ireland if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Bank of Ireland had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
It is a dozen years since I acquired my home in Chiswick. Conveyancing lawyers have just been instructed on the sale but I am unable to find my title documents. Will this jeopardise the sale?
You need not be too concerned. First there is a possibility that the deeds will be kept by the mortgage company or they could stored with the solicitor who handled the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Almost all conveyancing in Chiswick involves registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.
The estate agent has sent us the confirmation of our purchase of a new build flat in Chiswick. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Chiswick
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Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Is it possible to transfer to a new solicitor as I need to find one who is on the Britannia conveyancing list. I had appointed a local conveyancing solicitor in Chiswick five minutes from me but she is not accepted by Britannia
We will our best to assist in finding you a conveyancing solicitor in Chiswick on the Britannia panel. Please note that the solicitors that we list do not pay us commission if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Chiswick. In utilising the find a conveyancing solicitor tool on this page, you can scrutinise costs for conveyancing solicitors in Chiswick and beyond.
In surfing the web for the words cheap conveyancing in Chiswick it reveals numerous solicitorslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for the sale of my house?
The best way of seeking a suitable conveyancer is via personal referral, so enquire of colleagues and those you trust who have bought a property in Chiswick or a reputable estate agent or mortgage broker. Fees for conveyancing in Chiswick differ, so it's a good idea to obtain at least three fee calculations from different law firms. Dont forget to clarify that the fees are fixed.