Am I correct in assuming that the fact that my solicitor in Axminster is not on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Axminster conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Why is leasehold purchase conveyancing in Axminster costs more?
In short, leasehold conveyancing in Axminster and Devon usually requires more due diligence compared to freehold transactions. This includes lease investigation, liaising with the landlord concerning the service of required notices, obtaining current service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.
My flat in Axminster is up for sale and I have accepted an offer. Does my solicitor have to be on the Kent Reliance conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
Does a directory service exist listing HSBC panel conveyancers in Axminster on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings visible on the web. Where you are looking for a Axminster solicitor on the HSBC please use our tool.
Last month we had a mortgage agreed in principle with Kent Reliance. Axminster conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?
Some lenders take longer than others. Have Kent Reliance completed the valuation? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We were going to get a DIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Axminster solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Axminster solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
Over the last few months I have been searching for a ground for flat up to £305k and identified one close by in Axminster I like with amenity areas and railway links nearby, the downside is that it only has 49 years on the lease. There is not much else in Axminster for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
As co-executor for the will of my father I am disposing of a property in Neath but I am based in Axminster. My solicitor (who is 250 kilometers awayneeds me to sign a statutory declaration prior to completion. Can you recommend a conveyancing solicitor in Axminster who can witness this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Axminster based