My solicitor has discovered a defect with the lease for the flat we are purchasing in East Twickenham. The seller’s lawyers have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer says that he must be satisfied that the mortgage company is happy with this solution. Who is the client here, us or the mortgage company ?

Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the mortgage company are the client. These conveyancing instructions must be adhered to.

I am buying a new build apartment in East Twickenham. 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 are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in East Twickenham

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am looking for a ground for flat up to £235,500 and found one close by in East Twickenham I like with open areas and station in the vicinity, however it's only got 52 remaining years left on the lease. There is not much else in East Twickenham suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

How difficult is it to switch conveyancer as I need to select a firm on the National Westminster Bank conveyancing panel. I was using a local conveyancing solicitor in East Twickenham five minutes from me but he is not approved by National Westminster Bank

It would be our pleasure to assist you select a conveyancing solicitor in East Twickenham on the National Westminster Bank panel. Please note that the conveyancers that we list do not pay us commission if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in East Twickenham. In making use of search facility on this page, you can compare fees for conveyancing solicitors in East Twickenham and beyond.

I have been sourcing a conveyancing solicitor in East Twickenham for my house move. Can I review a solicitor's complaints history with the profession’s regulator?

Members of the public may see documented Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors history, call 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 regulator sometimes monitor call for training purposes.