We see that you have a post code search directory identifying law firms on the Santander conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Twickenham?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Twickenham.
Please help - my lawyer advises that flying freehold insurance is necessary on my purchase. What is the level of cover for Twickenham conveyancing?
The right level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such policies.
When it comes to mortgage companies such as Coventry BS, do Twickenham conveyancing practitioners have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
My partner and I are spending time looking at houses in Twickenham and I am about to put in an offer. Should I already have a property lawyer appointed at this stage? I am planning to take a home loan with Santander.
It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are taking out a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.
What will a local search reveal concerning the house my wife and I purchasing in Twickenham?
Twickenham conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance Searches UK The local search is essential in every Twickenham conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
I am buying a new build house in Twickenham with a mortgage from HSBC Bank. The builders refused to budge the amount so I negotiated 6k of extras instead. The sale representative suggested that I not reveal to my conveyancer about the deal as it could affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I am 17 days into a freehold purchase having been directed to solicitors by the estate agent to execute conveyancing in Twickenham. We are not happy. Can you help me find new conveyancers?
A lawyer would have to be very poor to suggest diss instructing them. Has the mortgage offer been sent? If so you must make them aware of the new contact details and get the loan are issued to the new lawyers. Your solicitor ideally needs to be on the banks approved list to avoid added expenses and delays. So that should be your starting point. The search tool will assist you in finding a bank approved conveyancer for your home move in Twickenham
I work for a reputable estate agency in Twickenham where we see a few leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Twickenham conveyancing firms. Could you shed some light as to whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Following months of dialogue we are unable to 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?
Where there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to decide the sum to be paid.
An example of a Lease Extension decision 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 affected 1 flat. The unexpired term as at the valuation date was 60.45 years.