My husband and I decided to purchase a newly converted apartment in East Twickenham with a homeloan from Barclays .We like our East Twickenham conveyancing lawyer but Barclays advised that he's not listed on their approved list of firms. We have to appoint a Barclays panel lawyer or retain our local solicitor and pay for a Barclays panel lawyer to act for them. This seems very unfair; Can we not simply insist that Barclays use our lawyer?
Unfortunately,no. The home loan issued to you is subject to its various provisions, a common one being that conveyancers will be on the Barclays solicitor panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Barclays
I am assisting my step-mother sell her flat in East Twickenham. Will the conveyancer arrange an EPC or it is for me to see to?
Following the demise of Home Packs, energy assessments remained a compulsory part of selling a property. An EPC should be commissioned before the property is advertised. It is not a task that solicitors normally organise. Where you are instructing a East Twickenham conveyancing solicitor they might be willing to arrange EPC’s given their relationships with reputable local providers
I have paid off my mortgage with Coventry BS. I assume I don't need a East Twickenham solicitor on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being problematic. The East Twickenham solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. East Twickenham is where the house is located. Can you shed any light on this issue?
Flying freeholds in East Twickenham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside East Twickenham you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in East Twickenham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What does commercial conveyancing in East Twickenham cover?
Non domestic conveyancing in East Twickenham covers a wide range of guidance, supplied by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
The lawyers handling our conveyancing in East Twickenham has forwarded documents to review that show the land is unregistered with epitome documents. Is it not the case that all houses in East Twickenham are registered?
Most property in East Twickenham is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many East Twickenham conveyancing lawyers should be familiar with such matters but where uncertainty reigns the prevailing guidance presently appears to be for the seller’s conveyancer to address the registration formalities first and then sell - this will have a knock on effect to cause a prolonged transaction.