My husband and I are hoping to purchase a 3 bedroom apartment in Teddington with a mortgage. We have a Teddington conveyancer, but the lender says she’s not on their "panel". It seems we have little option but to use one of the mortgage company panel conveyancing practices or keep our Teddington conveyancing practitioner and pay for one of their panel ones to act for them. We regard this is unjust; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Teddington conveyancing lawyer to apply to be on the conveyancing panel.
It is 10 years ago since I purchased my property in Teddington. Conveyancing lawyers have now been instructed on the sale but I can't track down my title deeds. Is this a major issue?
Don’t worry too much. First there is a possibility that the deeds will be kept by the mortgage company or they could stored with the solicitor who oversaw your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Teddington involves registered property but in the unlikely event that your home is not registered it is more tricky but is not insurmountable.
The Teddington conveyancing lawyers that I appointed last week on my purchase in Teddington have without warning shut down. They were on acting for me because I needed a firm on the Nationwide conveyancing panel and my family Teddington lawyer was not. I wrote them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Nationwide conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
I am buying a house and the conveyancer has raised the issue of Chancel Repair for which the house could be obligated to pay as it falls into the area of such a church. She has mentioned insurance. Is this really required for conveyancing in Teddington
Unless a prior acquisition of the premises completed after 12 October 2013 you could expect solicitors carrying out conveyancing in Teddington to remain recommending a chancel search and or chancel repair liability policy.
I decided to have a survey carried out on a house in Teddington ahead of retaining solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some lenders tend refuse to give a mortgage on a flying freehold premises.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Teddington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Teddington to see if the conveyancing will be more expensive.
I have been sourcing a conveyancing lawyer in Teddington for my remortgage. Is it possible to see a solicitor's record with the legal regulator?
Members of the public may review published Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes monitor call for training requirements.