My husband and I are looking to purchase a house in East Twickenham and are in fact using a East Twickenham conveyancing practice. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. have this afternoon contacted us to advise us that they have now hit a problem as our East Twickenham conveyancer is not on their conveyancing panel. What do we do from here?

Where you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred East Twickenham lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

I am purchasing a property and need a conveyancing solicitor in East Twickenham who is on the conveyancing. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for in certain locations such as East Twickenham. We dont recommend any particular firm.

We are buying a apartment in East Twickenham. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to deposit money 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.

I am buying a property in East Twickenham. A rare aspect is that the roof has a solar panel. have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with your lawyer must check the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for . The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and are required to report to where a lease does not meet these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to East Twickenham.

I have paid off my mortgage with . I assume I don't need a East Twickenham on the panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

Have completed on a a detached house in East Twickenham , how long should it take for the Land Registry to deal with the formalities evidencing my title? My East Twickenham conveyancing solicitor has been very slow, so I want to check that my purchase is recorded.

As far as conveyancing in East Twickenham is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ according to who lodges the application, whether there are errors and whether the Land registry need to notify any 3rd persons or bodies. Currently roughly three quarters of submission are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Registration occurs after the buyer has moved in to the premises so 'speed' is not always primary concern but where there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.

I am purchasing a new build house in East Twickenham benefiting from help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not disclose to my lawyer about this side-deal as it could put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.