Can you clarify what the consequences are if my solicitor is removed from the UBS Solicitor panel ahead of completing my conveyancing in Egham?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We have a mortgage agreed in principle with RBS. Egham conveyancing practitioners are instructed. What is the average time that one could expect to receive a mortgage offer from RBS?
Some lenders take longer than others. Have RBS done the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have a mortgage with Lloyds for my property in Egham. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval prior to letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel lawyer.
I have finally had an offer on an apartment in Egham accepted, but there is a chain. The owners have offered on on an apartment, however it’s not yet agreed to, and have viewings of other properties booked. I have selected a nearby conveyancing solicitor in Egham. What do I do now? When do I get the mortgage application with Santander going?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, Egham conveyancing search fees, etc). The first thing to do is ensure that your conveyancer is on the Santander approved list. As to the next phase this very much depends on the uniqueness of your case, attraction to the property and on the state of the market. In a rising market some purchasers will apply for a home loan with Santander and arrange for the valuation and only if it comes back ok would they ask their solicitor to move forward with the conveyancing in Egham.
Due to the encouragement of my in-laws I had a survey completed on a house in Egham before instructing solicitors. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some banks will refuse to grant a loan on a flying freehold home.
It varies from the lender to lender. HSBC has different instructions from Nationwide. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Egham. Conveyancing will be smoother if you use a solicitor in Egham especially if they regularly deal with such properties in Egham.
How does the Landlord & Tenant Act 1954 impact my business property in Egham and how can you help?
The 1954 Act gives protection to business leaseholders, giving them the legal entitlement to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Egham is one of our hundreds of areas of the UK in which our lawyers are based
In my capacity as executor for the will of my aunt I am selling a residence in Monmouth but live in Egham. My conveyancer (based 300 kilometers awayhas requested that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Egham to attest this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Egham based
My solicitors in Egham have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the lender directly.