I am about to exchange on the purchase of a house in Twyford but as a consequence of wreckage from some water damage at the property I have was able negotiate recompense from the vendor of £3k taking the form of a reduction in the price. I had intended this to be addressed as part of the conveyancing process yet Lloyds will not agree to this. Should they have been informed?
Your conveyancer that is on the Lloyds conveyancing panel is duty bound to disclose to Lloyds of any changes to the purchase price. If you were to refuse your lawyer to notify the reduction to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new conveyancing practitioner for your conveyancing in Twyford.
We are buying a flat in Twyford. It might be a silly question but how we can trust a solicitor? On completion day we have to send our life savings into their account. What protection do we have from them run away with our money?
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.
My lawyer has informed me that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Twyford?
The appropriate level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Santander and Chelsea Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
We had instructed solicitors based in Twyford on the Nationwide solicitor panel. They have just invoiced me a further amount for dealing with the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor is entitled to charge a fee for this. This charge is not set by Nationwide but by your Twyford solicitor. Some firms on the Nationwide panel will quote an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
The deeds to my property can not be found. The conveyancers who did the conveyancing in Twyford 10 years ago no longer exist. What do I do?
As long as you have a registered title the information relating to your proprietorship will be evidenced by HMLR with a Title Number. It is possible to execute a search at the Land Registry, find your house and get current copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be obtained for a small fee.
I opted to have a survey completed on a property in Twyford in advance of instructing solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies tend refuse to issue a loan on a flying freehold house.
It varies from the lender to lender. HSBC has different instructions for example to Nationwide. If you call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Twyford. Conveyancing will be smoother if you use a solicitor in Twyford especially if they are acquainted with such properties in Twyford.
What tools are available to identify a Twyford solicitor on the Coventry Building Society conveyancing panel? I have a car and am happy to travel upto 10kilometers to meet the conveyancer.
You can use the tool on this website. Please pick a bank and your location and you will see a number of Twyford conveyancing lawyers locally. We have listed some Twyford conveyancing firms towards the end of this page and you can call them to see if they are on the Coventry Building Society panel
I am thinking of appointing a conveyancing lawyer in Twyford for my home move. Can I review a firm’s complaints history with the profession’s regulator?
Anyone may see presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.