I have just been advised by my mortgage adviser that my Feltham lawyer is not on the lender Solicitor panel. What can I do to be sure that this is correct?
You need to contact your Feltham conveyancer. You lawyer should inform you of the situation. Where they are not on the panel they may be able to suggest a Feltham conveyancing firm that is on the conveyancing panel for your mortgage company.
The Feltham conveyancing solicitors that I appointed last week on my purchase in Feltham have suddenly closed. I chose them because I had to have a firm on the RBS conveyancing panel and my previous Feltham lawyer was not. I paid them money in advance. What are my options?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
We are getting a further advance on our home loan from HSBC as we want to carry out a loft conversion to our home in Feltham. Do we need to choose a bricks and mortar Feltham solicitor on the HSBC conveyancing panel to handle the paperwork?
HSBC do not ordinarily appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.
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 have a mortgage with Yorkshire BS for my property in Feltham. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?
You must advise Yorkshire BS before renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel solicitor.
I have justbeen informed that Wolstenholmes have closed. They conducted my conveyancing in Feltham for a purchase of a freehold house 18 months ago. How can I check that the property is in my name in the name of the previous owner?
The quickest method to see if the property is in your name, you can make 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 Feltham conveyancing specialists.
Is it possible to change solicitor as I have to find a firm on the Skipton Building Society conveyancing panel. I was using a local conveyancing solicitor in Feltham five minutes from me but she is not approved by Skipton Building Society
We will our best to assist in finding you a conveyancing solicitor in Feltham on the Skipton Building Society panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Feltham. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Feltham.
Do you have any advice for leasehold conveyancing in Feltham from the perspective of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Feltham can be reduced if you get in touch lawyers as soon as your agents start advertising the property and ask them to collate the leasehold information needed by the purchasers’ lawyers. You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this via your lawyers. A buyer’s lawyer will not be happy to advise their client to where the remaining number of years is below 80 years. It is therefore essential at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Feltham state that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord acquiescing to such works. If you fail to have the paperwork in place you should not contact the landlord without checking with your solicitor in advance. Many freeholders or Management Companies in Feltham levy fees for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in Feltham.
I inherited a ground-floor 1950’s flat in Feltham. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?
if there is a missing landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to decide the sum to be paid.
An example of a Lease Extension decision 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 affected 1 flat. The unexpired residue of the current lease was 82.93 years.