My partner and I are looking to purchase a property in Twickenham Park and have instructed a Twickenham Park conveyancing firm. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. TSB have this afternoon contacted us to inform me that they have now hit a problem as our Twickenham Park conveyancer is not on their conveyancing panel. What do we do from here?

When purchasing a property with mortgage finance it is usual for the purchasers' lawyers to also represent 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 lender’s conveyancing panel and you may continue to use your own Twickenham Park solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

Are there restrictive covenants that are commonly picked up during conveyancing in Twickenham Park?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Twickenham Park. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How straightforward is it to use your search tool to locate a conveyancing solicitor in Twickenham Park on the panel for my bank?

First pick a bank such as Barclays , Barnsley Building Society or Aldermore then specify your preferred area such as Twickenham Park. Conveyancing firms in Twickenham Park and across England and Wales will then be identified.

In my capacity as executor for the will of my grandmother I am disposing of a residence in Cardiff but reside in Twickenham Park. My solicitor (who is 200 miles awayrequires that I sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Twickenham Park who can attest and place their company stamp on the document?

Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Twickenham Park based

If all goes to plan we aim to complete our sale of a £375,000 garden flat in Twickenham Park next week. The managing agents has quoted £372 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Twickenham Park?

For most leasehold sales in Twickenham Park conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing conveyancing due diligence questions Where consent is required before sale in Twickenham Park Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Twickenham Park leasehold property is £350. For Twickenham Park conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Twickenham Park conveyancing firm to act on my behalf?

Most definitely. We can put you in touch with a Twickenham Park conveyancing firm who can help.

An example of a Lease Extension decision for a Twickenham Park property is Flat 1 30 Ennismore Avenue in September 2010. the Tribunal adopted and arrived at a premium for the lease extension of £29, 900 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 68.34 years.