Am I correct in assuming that the fact that my solicitor in Belgravia is not identified on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. A recent 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. Should you be concerned you should contact the Belgravia conveyancing practice and enquire why they are no longer on the approved list for your lender.
What is the difference between a licensed conveyancer and conveyancing solicitor in Belgravia
There are many registered licenced Conveyancers in Belgravia and Solicitor firms in Belgravia who can help with your conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. The two can conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
This question may be naive but I am unseasoned as FTB of a ground floor flat in Belgravia. Do I receive the keys to the house on completion from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Belgravia?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s solicitors, and once they have received this, you will be called to receive the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
I happen to be the only recipient of my late father’s estate with all property in now in my sole name, including the house in Belgravia. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I do know about the CML 6 month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the property in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Some banks would take a practical view as this clause is principally there to capture the purchase and immediately sell or the quick reselling of property.
Will commercial conveyancing searches disclose proposed roadworks that may impact a commercial land in Belgravia?
Many commercial conveyancing solicitors in Belgravia will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Belgravia. 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 Belgravia.
For every commercial conveyancing transaction in Belgravia it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Belgravia commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Belgravia.
About to purchase a new build flat in Belgravia. 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 conveyancing.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Belgravia
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Please supply a car parking plan. 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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one close by in Belgravia I like with a park and transport links in the vicinity, the downside is that it only has 61 years on the lease. There is not much else in Belgravia in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage that many years may be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
I'm converting the mortgage on my primary property to a buy to let loan with HSBC Bank and I will use the ballance of the raised equity as a deposit on further house. The location we are interested in is Belgravia. Will your solicitors be able to act for the two mortgage companies and tie in the two deals?
Make use of our comparison tool on this site to ensure that the conveyancers are approved by both mortgage companies. Having checked that they are the solicitor will be able to connect the two deals but you should have a chat with you conveyancer and communicate your expectations and requirements.