Is the fact that my conveyancer in Batley is not identified on my lender's solicitor panel that there is a problem with the quality of her work?
That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. If you are concerned you should simply call the Batley conveyancing firm and enquire why they are no longer on the approved list for your lender.
My property lawyer in Batley has never been on on the Bank of Scotland Solicitor Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are not on the Bank of Scotland panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Batley lawyers but Bank of Scotland will need to instruct a conveyancer on their panel. This will result in additional overall legal charges and result in frustration.
- Get an alternative solicitor to act in the purchase, remembering to check they are Convince your solicitor to do everything within their powers to join the Bank of Scotland conveyancing panel
Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial property in Batley?
Its becoming the norm that commercial conveyancing solicitors in Batley will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Batley. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Batley.
For every commercial conveyancing transaction in Batley it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Batley commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Batley.
How does conveyancing in Batley differ for new build properties?
Most buyers of new build premises in Batley come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because new home sellers in Batley typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Batley or who has acted in the same development.
I am looking for a leasehold apartment up to £245,000 and identified one round the corner in Batley I like with amenity areas and railway links in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Batley suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage the shortness of the lease may be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
In my capacity as executor for the will of my grandfather I am disposing of a house in Cardiff but live in Batley. My conveyancer (approximately 200 kilometers awayhas requested that I sign a stat dec prior to completion. Can you recommend a conveyancing lawyer in Batley to witness this legal document for me?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are based in Batley