Am I correct in assuming that the fact that my conveyancer in Feltham is not on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?
That is most likely a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Feltham conveyancing practice and ask them why they are no longer on the approved list for your bank.
I am due to move home in August. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in Feltham. Conveyancing firm was organised prior to coming across this website.
On the day of completion you will need to collect the house keys from your estate agent however this can only be done after the previous owners conveyancers advise the agent that the monies to complete are in and the keys can be collected. Subsequently you can advise the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can help you locate a conveyancing in Feltham or a lawyer with expertise in conveyancing in Feltham.
I'm the sole beneficiary of my late mum's will and I have everything in my name now, including the house in Feltham. Conveyancing formalities meant that the Land Registry date was in April. I plan to dispose of the property. I do know about the CML 6 month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the property in April. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How sensible a view banks take of it, depend on the lender as this clause chiefly exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
Two weeks ago we had a mortgage agreed in principle with Santander. Feltham conveyancing practitioners have been appointed. What is the average time that one could expect to receive a mortgage offer from Santander?
There is no definitive answer here. Have Santander conducted the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
A friend recommended that if I am buying in Feltham I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Feltham conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Feltham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Feltham Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Feltham Education with maps and statistics, Local Amenities and other useful information regarding Feltham.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Feltham?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Feltham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How simple is it to transfer to a new conveyancer as I need to select a firm on the Birmingham Midshires conveyancing panel. I was using a family conveyancing solicitor in Feltham five minutes from me but he is not approved by Birmingham Midshires
It would be our pleasure to assist you find a conveyancing solicitor in Feltham on the Birmingham Midshires panel. Please note that the property lawyers that we list do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Feltham. In utilising the find a conveyancing solicitor tool on this site, you can scrutinise charges for conveyancing solicitors in Feltham and throughout England and Wales.
I recently found out that one of the partners of the firm handling the purchase conveyancing in Feltham is an aunty of the seller. Is this permitted?
As long as no conflict arises this is allowable. If you are obtaining mortgage finance then the mortgage company may have a say as many lenders have specific requirements concerning this. For example for RBS - Direct Line One as of 4/5/2025, the requirements read as follows :