Find a Lender-Approved Local Conveyancer in Hanworth

I am purchasing an apartment in Hanworth. My Solicitor is not listed on the mortgage company conveyancing panel. Am I still permitted to retain my Hanworth conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?

You have a number of options open to you here

• Proceed with your existing Hanworth lawyer but your lender will undoubtedly retain a lawyer on their conveyancing panel. The net result is additional fees and likely interruption.
• Get a new solicitor to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
• Appeal to your conveyancer to seek to join the lender panel

We are getting the release of further funds on our mortgage from Coventry BS as we intend to carry out a loft conversion to our home in Hanworth. Are we obliged to appoint a nearby Hanworth solicitor on the Coventry BS conveyancing panel to handle the paperwork?

Coventry BS would not normally appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.

I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Hanworth conveyancing practitioner on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Leeds Building Society has sent the Land Registry the discharge electronically, and
3. Leeds Building Society has instructed the Land Registry to do so

The Land Registry will send you a letter confirming that your Leeds Building Society mortgage has been paid off.

Completion of my purchase has taken place for my property in Hanworth. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

My partner and I are downsizing from our home in Hanworth and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Hanworth lawyer would know that there is no such problem. It does beg the question why the purchasers are using a web based conveyancing outfit as opposed to a conveyancing solicitor in Hanworth. We have lived in Hanworth for six years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that there is no issue.

It would appear that you have a conveyancing firm already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Hanworth is the location of the property. Can you shed any light on this issue?

Flying freeholds in Hanworth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hanworth you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hanworth may determine 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 premises.

Is it simple use the search facility to choose a conveyancing practitioner in Hanworth on the approved list for my bank?

First choose a bank such as Santander, Virgin Money or Platform Home Loans Ltd then choose your preferred area for instance Hanworth. Conveyancing firms in Hanworth and beyond should be listed.

All being well we will complete the disposal of our £350,000 flat in Hanworth on Wednesday in a week. The landlords agents has quoted £312 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Hanworth?

Hanworth conveyancing on leasehold flats ordinarily results in administration charges levied by management companies :

Answering pre-exchange questions Where consent is required before sale in Hanworth Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Hanworth leasehold premises is £350. For Hanworth conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

Following months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Hanworth. Can we issue an application to the Residential Property Tribunal Service?

Absolutely. We can put you in touch with a Hanworth conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Hanworth residence 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 lease term was 82.93 years.