is it true that all Hanwell conveyancing solicitors on the Virgin Money conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be regulated by the SRA. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the organisation would be governed by the Council of Licensed Conveyancers.
The formalities of my purchase has taken place for my property in Hanwell. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being pedantic. The Hanwell solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
I have a terraced Victorian property in Hanwell. Conveyancing lawyer acted for me and TSB. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the exact same property. Is it worth asking TSB to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hanwell and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who carried out the work.
Due to the guidance of my in-laws I had a survey completed on a property in Hanwell before retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some lenders will not issue a loan on this type of premises.
It varies from the lender to lender. HSBC has different instructions from Nationwide. If you call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hanwell. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it simple use your search facility to locate a conveyancing solicitor in Hanwell on the authorised to act for my mortgage?
First choose a lender such as Santander, The Royal Bank of Scotland or Bank of Ireland then type in your location e.g. Hanwell. Conveyancing practices in Hanwell and beyond should be identified.
Am I better off to appoint a Hanwell conveyancing lawyer who is local to the property I am hoping to buy? An old friend can deal with the legal formalities but her office is a couple of hundredmiles drive away.
The primary upside of using a high street Hanwell conveyancing firm is that you can attend the office to sign documents, hand in your identification documents and pester them if necessary. Having local Hanwell know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and on the whole were content that should trump using an unfamiliar Hanwell conveyancing lawyer solely due to them being local.