My financial adviser has asked me for my West Acton lawyer’ panel member for the Nationwide conveyancing panel. How do I find this out. I have e-mailed my local West Acton branch but they have not responded to me.
You are best placed to get this information from your West Acton solicitor . Most West Acton conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
My wife and I are due to exchange buying a house in West Acton but as a result of damage from a small fire at the property I have was able negotiate reparation from the current proprietors in the sum of £3k in the form of a deduction in the price. This was going to be addressed as part of amending the contract however UBS will not agree to this. Should they have been approached?
The solicitor that is on a UBS approved list is duty bound to disclose to UBS of any changes to the sale price. If you were to refuse your conveyancing practitioner to notify the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new property lawyer for your conveyancing in West Acton.
Forgive me if this question is silly but I am wet behind the ears as a 1st time buyer of a ground floor flat in West Acton. Do I receive the keys to the premises on the completion date from my conveyancer? If so, I will find a High Street conveyancing solicitor in West Acton?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be invited to receive the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.
We previously selected conveyancers located in West Acton on the Santander solicitor approved list. They have just billed me a supplemental fee for dealing with the Santander mortgage. Is this an additional conveyancing fee set by Santander?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor can charge a fee for this. The charge is not dictated by Santander but by your West Acton conveyancing practitioner. Some firms on the Santander panel will levy an ‘acting for lender’ fee and others do not.
I am buying a property in West Acton. A rare aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Kent Reliance your lawyer must follow the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Kent Reliance where a lease does not satisfy these provisions. The specifications relate to the installation of panels on properties nationwide and is not isolated to West Acton.
I require quick conveyancing in West Acton as I am faced with a deadline to sign on the dotted line within 2 weeks. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?
As you are not taking a mortgage you have the choice not to have searches carried out although no lawyer would suggest that you don't. With plenty of history conveyancing in West Acton the following are examples of issues that can show up and adversely impact market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
I used Stirling Law several years past for my conveyancing in West Acton. I now require my file but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in West Acton of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.