Me and my fiance are intending to purchase a 1 bedroom flat in Hanwell with a mortgage. We like our Hanwell conveyancer, but the bank says she’s not on their "panel". It appears that we have little choice but to appoint one of the lender panel firms or retain our Hanwell property lawyer as well as pay for one of their panel firms to act for them. We regard this is unjust; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hanwell conveyancing lawyer to apply to be on the conveyancing panel.
In what way does my ID and proof of funds have anything to do with my conveyancing in Hanwell? What am I being asked for?
In order to comply with Money Laundering Regulations any Hanwell conveyancing firm will require evidence of your identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility bill evidencing your correct address.
In accordance with Money Laundering Regulations, property lawyers are duty bound to check not simply the identity of conveyancing clients but also the source of the money that they receive in respect of any matter. An unwillingness to disclose this will lead to your conveyancer ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers will have an obligation to notify the relevant authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
My aunt advised me that in purchasing a property in Hanwell there could be various restrictions prohibiting external alterations to a property. Is this right?
There are anumerous of properties in Hanwell which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Hanwell should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We have a mortgage agreed in principle with Nottingham. Hanwell conveyancing solicitors are instructed. How long does it take for Nottingham to forward the offer to the lawyer?
Some lenders take longer than others. Have Nottingham conducted the survey? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being difficult. The Hanwell solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I purchased a 4 bedroom Georgian property in Hanwell. Conveyancing lawyer acted for me and National Westminster Bank. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You should 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hanwell and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing lawyer who completed the work.
About to purchase a new build apartment in Hanwell. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Hanwell
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.
As co-executor for the will of my grandfather I am disposing of a house in Monmouth but reside in Hanwell. My solicitor (who is 250 miles from meneeds me to sign a stat dec before completion. Could you suggest a conveyancing practitioner in Hanwell to attest this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in Hanwell