My friend's uncle is a solicitor. I suspect that I will be offered friends and family rates for conveyancing, but if not, what kind of fees should I be expecting for conveyancing in Twickenham?
It’s prudent to request two or three conveyancing estimates. Do use our comparison tool on this site. You will notice that quotes will be different but the service one can expect differ between property lawyers as is true with most professions.
My god-son is purchasing a house that has just been built in Twickenham with a home loan from TSB. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are purchasing a property in Twickenham. It might be a silly question but how we can trust a solicitor? On completion day we will need to deposit funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
What is the difference between a licensed conveyancer and conveyancing solicitor in Twickenham
There are many recorded licenced Conveyancers in Twickenham and Solicitor practices in Twickenham who can assist with your conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in transferring property. Both can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Twickenham solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Twickenham postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Twickenham.
Do I need to take out insurance to address the risk of chancel repairs when purchasing a property in Twickenham?
Unless a previous acquisition of the property took place after 12 October 2013 you can take it that lawyers carrying out conveyancing in Twickenham to continue to advocate a chancel search and or insurance against a claim.
Do you have any top tips for leasehold conveyancing in Twickenham from the point of view of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Twickenham can be avoided where you instruct lawyers the minute your agents start advertising the property and request that they start to put together the leasehold information which will be required by the purchasers’ conveyancers. If you have carried out any alterations to the residence would they have required Landlord’s permission? In particular have you laid down wooden flooring? Twickenham leases often stipulate that internal structural changes or installing wooden flooring require a licence from the Landlord consenting to such works. If you fail to have the paperwork in place do not communicate with the landlord without checking with your solicitor before hand. If you have had any disputes with your freeholder or managing agents it is essential that these are settled prior to the flat being put on the market. The buyers and their solicitors will be nervous about purchasing a property where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to present the dispute as over as opposed to ongoing. A minority of Twickenham leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers.
After years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Twickenham. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We can put you in touch with a Twickenham conveyancing firm who can help.
An example of a Lease Extension case for a Twickenham residence is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case was in relation to 1 flat. The unexpired residue of the current lease was 60.45 years.
Should local authority permission be needed to convert a single dwelling into two appartments in Twickenham? This has occurred to a house adjacent to my home in Twickenham and was ignorant of it happening until it was done.
Planning Permission yes. Building Regulations yes.