Am I correct in assuming that the fact that my solicitor in Alresford is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Alresford conveyancing firm and ask them why they are no longer on the approved list for your bank.
The vendors of the house we are purchasing hired a conveyancing practitioner in Alresford who has suggested a lock out agreement with a non-refundable deposit two thousand pounds. Are such agreements appropriate for Alresford conveyancing transactions?
This type of preliminary agreement is unusual in Alresford, conveyancers are not keen on them as they detract from the primary objective, namely conveyancing and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. Furthermore, there is no certainty that just because the owner has entered into a lock out agreement they will sell to you. They may breach the contract if they receive a large enough incentive to do so because an aggrieved party with the benefit of a lockoutcontract will still have to establish consequential losses from the breach and this may not compare to the extra amount that the owner may obtain by reneging on the contract, however morally condemnable it undoubtedly is.
We're in Alresford, First timers buying with a mortgage (lender is HSBC , and our lawyer is on the HSBC conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Will my lawyer be making enquiries about flooding during the conveyancing in Alresford.
The risk of flooding is if increasing concern for lawyers dealing with homes in Alresford. Some people will purchase a property in Alresford, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, however there are a numerous searches that may be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Alresford. The standard property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to discover if the property has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the owner, then a purchaser may issue a compensation claim stemming from an incorrect answer. The purchaser’s solicitors may also conduct an environmental report. This should reveal if there is a recorded flood risk. If so, additional inquiries should be carried out.
I am buying a new build flat in Alresford. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Alresford
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Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I'm refinancing my primary property to a buy to let loan with Barclays and intend to use the remaining equity as a down payment on another house. The location we are talking about is Alresford. Will your conveyancers be able to act for the two lenders and link together the two deals?
Make use of our comparison tool on this site to be sure that the conveyancers are on the appropriate lender panels. On the basis that they are the solicitor should be able to simultaneously deal with the two conveyancing matters but you should have a chat with you conveyancer and make apparent your expectations and requirements.