Can you help? My Hanworth lawyer is advising me that he has toorder Hanworth conveyancing searches becausethe firm are on the Nat Westapproved lawyer panel. Is my solicitor right?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a lender your solicitor 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 bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . 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 wet behind the ears as FTB of a ground floor flat in Hanworth. Do I collect the keys to the property on the completion date from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Hanworth?
On the day of completion you will not be required to go to the conveyancers office in Hanworth. Your solicitors will arrange to send the completion advance to the seller's lawyers, and shortly after the monies have arrived, you should be invited to receive the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I have decided to exercise my right to buy my property in Hanworth off the council. I have a mortgage agreed with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
After weeks of negotiation I have agreed a price on an apartment in Hanworth. My mortgage broker suggested a lawyer. I paid an upfront payment of £150. A couple of days later, the conveyancer called me embarrassingly acknowledging that they were not on the Skipton 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 Skipton 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.
Will my conveyancer be asking questions regarding flooding during the conveyancing in Hanworth.
Flooding is a growing risk for conveyancers dealing with homes in Hanworth. There are those who acquire a property in Hanworth, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Hanworth. The standard property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to find out whether the property has historically flooded. In the event that the residence has been flooded in past which is not disclosed by the owner, then a purchaser may commence a compensation claim stemming from an inaccurate response. The buyer’s solicitors will also carry out an environmental search. This should higlight whether there is any known flood risk. If so, additional inquiries should be made.
I am buying my first flat in Hanworth with a loan from Norwich and Peterborough Building Society. The sellers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not reveal to my lawyer about this deal as it would impact my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the guidance of my in-laws I had a survey completed on a house in Hanworth before instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some lenders tend not grant a mortgage on a flying freehold house.
It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hanworth. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to find a conveyancing solicitor for remortgage conveyancing in Hanworth. I happened to chance upon a web site which seems to have the perfect offering If there is a chance to get all formalities done via web that would be ideal. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?