We are purchasing a 2 bedroom apartment in Hanworth with a mortgage. We would like to retain our Hanworth solicitor, but the bank advise she’s not on their "panel". It appears that we have no choice but to instruct one of the mortgage company panel firms or keep our Hanworth conveyancer and pay for one of their panel ones to act for them. This seems very unfair; 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. Another option that might be available is for your Hanworth conveyancing solicitor to apply to be on the conveyancing panel.
Can you help? My Hanworth lawyer is assuring me that he has toapply for Hanworth conveyancing searches stemming from the fact thatthe firm are on the Santandersolicitor panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Hanworth conveyancing searches.
This question may be naive but I am unseasoned as a 1st time purchaser of a two bedroom flat in Hanworth. Do I receive the keys to the premises on the completion date from my solicitor? If so, I will use a local conveyancing solicitor in Hanworth?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s lawyers, and once they have received this, you will be invited to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
I am currently in the process of buying my council flat in Hanworth. I have a mortgage offer with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
After months of negotiation I have agreed a price on a house in Hanworth. My financial adviser pressured me to appoint their solicitor. I paid an advanced payment of £150. Not long after, the solicitor called me to say that they were not on the RBS 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 RBS 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.
Just had an offer accepted on a new build flat in Hanworth. Conveyancing is daunting 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.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Hanworth
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There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
My husband and I are novice buyers - had an offer accepted, yet the property agent informed us that the vendor will only proceed if we appoint their chosen conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Hanworth
It is highly unlikely the owners are driving this. If they want ‘a quick sale', turning down a serious buyer is is going to put the whole deal at risk. Speak to the vendors direct and explain that (a)you are motivated buyers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to instruct your preferred Hanworth conveyancing lawyers - not the ones that will earn their negotiator at the agency a introducer fee or achieve conveyancing figures set by HQ.
What type of property do your Hanworth conveyancing quotes relate to?
Our conveyancing quotes are only relevant to standard residential premises in England & Wales. Where you have any different needs for instance industrial or agricultural property or commercial conveyancing in Hanworth you should contact us to consider your requirements .