I can't travel far from Arundel. What is the rationale as to why all Arundel conveyancers aren't included on all bank panels?
Pre- 2008 most banks had an approach to risk which is different from today. The financial regulator in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the solicitors on your panel. As a result, banks have since looked to extract more data from law firms about their processes and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Hundreds of firms have found themselves removed from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the minimum amount of transactions the mortgage companies insisted on.
There are plenty of conveyancing solicitors in Arundel but how do I know who I should use?
It would be unwise to be swayed by the lowest Arundel conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Can I be sure that the Arundel conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Arundel obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your transaction.
After much negotiation I have agreed a price on a house in Arundel. My financial adviser suggested a conveyancer. I paid an advanced payment of £175. A couple of days later, the conveyancing practitioner called me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I moved into my house on 1 July and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Arundel said it should be formalised inside ten days. Are transfers in Arundel particularly slow to register?
As far as conveyancing in Arundel is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether there are errors and whether the Land registry must send notices to any other persons or bodies. As of today roughly three quarters of submission are fully addressed within two weeks but some can be subject to extensive hold-ups. Historically registration occurs once the new owner is living at the property thus an expedited registration is not typically primary concern but if there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.
Due to the advice of my in-laws I had a survey completed on a house in Arundel prior to appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some lenders may refuse to issue a loan on this type of home.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you e-mail us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Arundel. Conveyancing will be smoother if you use a solicitor in Arundel especially if they are familiar with such properties in Arundel.
What are your top tips when it comes to finding a Arundel conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for your lease extension (regardless if they are a Arundel conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with two or three firms including non Arundel conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
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How many lease extensions have they conducted in Arundel in the last year?
Arundel Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying
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It is important to be aware whether redecorating or some other significant cost is pending to be shared amongst the tenants and will materially impact the level of the service charges or necessitate a one off payment. The prefered form of lease arrangement is a share of the freehold. In this arrangement the lessees have being in charge if their destiny and although a managing agent is often retained if the building is bigger than a house conversion, the managing agent employed by the leaseholders. Does the lease have in excess of 80 years unexpired?
Is planning permission necessary to change a house into multiple appartments in Arundel? This has occurred to a property adjacent to my house in Arundel and was ignorant of it happening until the works were complete.
Planning Permission yes. Building Reg Approval yes.