Me and my partner are due to exchange on the purchase of a property in Feltham but as a consequence of wreckage from the recent storms I have was able negotiate recompense from the seller of six thousand pounds by way of a deduction in the price. I had intended this to be dealt with as part of a side agreement but Virgin Money are not allowing this. Should they have been notified?
The solicitor being on a Virgin Money conveyancing panel is duty bound to inform Virgin Money of any variations to the sale price. If you were to refuse your property lawyer to disclose the reduction to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new lawyer for your conveyancing in Feltham.
we are a couple who are hoping to buy a newly converted flat in Feltham with a loan from Lloyds TSB Bank.We use our Feltham conveyancing solicitor but Lloyds TSB Bank advised that he's not listed on their approved list of member firms. It seems we are left with little choice but to instruct a Lloyds TSB Bank panel lawyer or retain our high street solicitor and pay for a Lloyds TSB Bank panel lawyer to represent them. This seems very unfair; Can we not simply insist that Lloyds TSB Bank use our lawyer?
Unfortunately,no. The loan issued to you contains terms and conditions, a common one being that solicitors must be on the Lloyds TSB Bank solicitor panel. Until recently, most banks had large numbers of law firms 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 Lloyds TSB Bank
My wife and I buying a 4 bedroom semi-detached house in Feltham. We would like to carry out a loft conversion at the property.Will the conveyancing process involve checks to determine if these alterations are prohibited?
Your property lawyer should review the registered title as conveyancing in Feltham can occasionally reveal restrictions in the title deeds which prevent certain works or need the consent of another owner. Many works need local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
We are getting the release of further funds on our mortgage from Coventry BS as we want to carry out improvements to our house in Feltham. Are we obliged to select a nearby Feltham solicitor on the Coventry BS conveyancing panel to deal with the legals?
Coventry BS would not normally require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS list.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Feltham solicitor on the Virgin Money panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I decided to have a survey carried out on a property in Feltham in advance of retaining solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some lenders tend refuse to give a mortgage on this type of premises.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Feltham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Feltham to see if the conveyancing will be more expensive.
Living abroad I am unable to be present at my Feltham conveyancing practitioners office to sign documents connected to my conveyancing in Feltham – is this a problem?
Not a problem. Feltham conveyancing solicitors can deal with conveyancing transactions for clients across the country. It is not necessary for you to be able to visit a Feltham conveyancers office. They can undertake all communications remotely from their Feltham office.