I am getting a mortgage with Lloyds. I intend to instruct a Licensed Conveyancer in Twickenham Park. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
As a first time buyer what is the most important piece of guidance you can impart regarding purchase conveyancing in Twickenham Park?
You may not hear this from too many lawyers but conveyancing in Twickenham Park or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the transaction. For instance, the vendor, estate agent and even potentially a mortgage company. Appointing a lawyer for your conveyancing in Twickenham Park an important selection as your conveyancer is your adviser, and is the ONE party in the process whose role it is to protect your best interests and to keep you safe.
On occasion a potential adversary may attempt to convince you that you should follow their advice. For instance, the selling agent may claim to be assisting by claiming that your conveyancer is slow. Or your financial adviser may advise you to do take action that is against your conveyancers advice. You should always trust your lawyer above all other parties in the conveyancing process.
Can you clarify what the consequences are if my solicitor is expelled from the TSB Solicitor panel ahead of completing my conveyancing in Twickenham Park?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Will commercial conveyancing searches disclose impending roadworks that may affect a commercial estate in Twickenham Park?
Its becoming the norm that commercial conveyancing solicitors in Twickenham Park will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Twickenham Park. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Twickenham Park.
For each commercial conveyancing transaction in Twickenham Park it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Twickenham Park commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Twickenham Park.
The estate agent has sent us the confirmation of our purchase of a new build flat in Twickenham Park. Conveyancing is necessary evil 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 is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Twickenham Park
-
There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I pay a maintenance contribution for my ground floor flat in Twickenham Park. Due to redundancy and personal issues I slipped into arrears with remittance. I negotiated a clearance schedule but there is still approximately £3000 outstanding as of today.
I now wish to dispose of the property and I am worried this can threaten to derail the sale if I have to settle the amount due in advance. I'd like to sell up and subsequently discharge the arrears from the completion monies - is this viable?
Your lawyer should be able to negotiate with the appropriate parties, with a new to seeing if they would accept settlement from completion monies. This is indicative of why it might be good to use a lawyer in Twickenham Park as they may well have a strong line of communication with the management company.