I have just been advised by my financial adviser that my Hanwell the law firm I have appointed is not on the mortgage company Conveyancing panel. What can I do to be sure that this is correct?
The first thing you need to do is to call your Hanwell lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they may be able to suggest a Hanwell conveyancing firm that is on the approved list of lawyers for your bank.
I am considering applying for a Barclays mortgage for purchase of a newly converted (under development) in Hanwell with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Barclays ?
In theory, you could use a solicitor that is not on the Barclays conveyancing panel, but Barclays would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Will our lawyer be asking questions regarding flooding as part of the conveyancing in Hanwell.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Hanwell. There are those who purchase a house in Hanwell, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, however there are a number of checks that may be initiated by the buyer or by their solicitors which should figure out the risks in Hanwell. The standard property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to find out whether the property has suffered from flooding. In the event that the property has been flooded in past and is not notified by the vendor, then a purchaser could issue a compensation claim as a result of such an inaccurate answer. A buyer’s conveyancers may also conduct an enviro report. This should disclose whether there is any known flood risk. If so, further investigations will need to be conducted.
My wife and I purchased a 4 bedroom Edwardian property in Hanwell. Conveyancing lawyer acted for me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hanwell and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who carried out the work.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Hanwell is where the house is located. Can you offer any opinion?
Flying freeholds in Hanwell are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hanwell you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hanwell may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am using a search engine for the phrase on line conveyancing in Hanwell it shows results of numerous conveyancerslocally. How do I determine which is the right conveyancer for me?
The best method of choosing the right conveyancer is through a trusted recommendation, so enquire of colleagues and family who have bought a property in Hanwell or the respected estate agent or mortgage broker. Costs for conveyancing in Hanwell differ, so it's a good idea to secure at least four costs illustrations from varying types of companies. Make sure that you clarify that the charges are guaranteed not to escalate.