Am I correct in assuming that the fact that my solicitor in Arundel is not on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. Where you are concerned you should contact the Arundel conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I need some quick conveyancing in Arundel as I am faced with pressure to exchange contracts within 3 weeks. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save fees and time?
As you are not getting a mortgage you are at liberty not to have searches conducted although no solicitor would advise that you don't. With plenty of history conveyancing in Arundel the following are examples of issues that can be revealed and therefore affect future saleability: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
I used Arc property Solicitors a few years past for my conveyancing in Arundel. I now require my papers but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate 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 Arundel of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What makes your site different to alternative web based conveyancing solicitors for conveyancing in Arundel?
At this site get an accurate quote via a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Arundel. Unlike many estate agents and many comparison sites we are not in the business of charging firms a fee if you instruct them for your conveyancing in Arundel
Is it best to use a Arundel conveyancing lawyer in close proximity to the house I am purchasing? We have a good friend who can perform the conveyancing but they are based approximately 350miles away.
The benefit of a local Arundel conveyancing firm is that you can pop in to sign documents, hand in your ID and pester them where appropriate. They will also have local intelligence which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and they were content that must surpass using an unknown Arundel conveyancing solicitor just because they are local.
Last January I purchased a leasehold flat in Arundel. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Arundel Leasehold Conveyancing - A selection of Questions you should consider Prior to buying
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What is the yearly service fee and ground rent? It would be sensible to find out as much as possible about the company managing the building as they will affect your use and enjoyment of the property. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to daily issues like the upkeep of the common parts. Ask other people if they are happy with their management. On a final note, be sure you understand the dates that the maintenance fees are due to the managing agents and specifically what it includes. How long is the Lease?