My partner and I are looking to purchase a flat in Feltham and have appointed a Feltham conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Barnsley Building Society have this evening contacted us to inform me that there is now an issue as our Feltham lawyer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with mortgage finance it is usual for the purchasers' lawyers to also act for 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 and you may continue to use your own Feltham solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Me and my partner are due to complete buying a property in Feltham but as a result of damage from the recent storms I have was able negotiate recompense from the owner of three thousand pounds by way of a adjustment in the price. I had intended this to be addressed as part of amending the contract however Principality are not allowing this. Should they have been involved?
Your property lawyer that is on the Principality approved list is obliged to advise Principality of any variations to the purchase price. If you prohibit your conveyancer to report the price change to Principality then they would have to discontinue acting for you. In addition, Principality and you would have to appoint a new property lawyer for your conveyancing in Feltham.
We were going to get a AIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Feltham solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Feltham solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I recently had an offer accepted on a house in Feltham. My financial adviser recommended their conveyancers. I paid an on account payment of £225. A few days later, the conveyancer called me embarrassingly acknowledging that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
After what seems like an age I have had an offer on a flat in Feltham accepted, but there is a chain. The sellers have offered on on an apartment, but it’s not yet agreed to, and have viewings of other flats booked. I have selected a nearby conveyancing solicitor in Feltham. What should be my next step? When should I get the mortgage application with Lloyds going?
It is normal to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then survey, Feltham conveyancing search costs, etc). The first course of action is to ensure that your property lawyer is on the Lloyds approved list. Concerning the next steps this very much dictated by the specifics of your transaction, desire for the property and on the state of the market. During a rising market some home buyers would apply for the mortgage with Lloyds and pay for the valuation and only if it comes back ok would they ask their solicitor to proceed with searches.
five months have gone by following my purchase conveyancing in Feltham completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a conveyancing lawyer in Feltham for my remortgage. Is it possible to check a firm’s record with the profession’s regulator?
Anyone may review presented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training requirements.
I am on look out for some leasehold conveyancing in Feltham. Before I set the wheels in motion I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Feltham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Following years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Feltham. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the price payable.
An example of a Lease Extension case for a Feltham premises is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The unexpired lease term was 82.93 years.