Am I correct in assuming that the fact that my solicitor in Chertsey is not on my lender's solicitor panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters 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 simply call the Chertsey conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
We have very pushy sellers who has recommended a lock out agreement with a non-refundable deposit 6,000. Is it wise to enter into such agreements?
This kind of arrangement is unusual in Chertsey, conveyancers are not keen on them as they detract from focusing on the primary objective, namely conveyancing and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. In addition, there is no assurance that just because the seller has entered into a lock out agreement they will sell to you. They may be in contravention of the agreement if they receive sufficient incentive to do so because an aggrieved purchaser with the benefit of a lockout agreement will still be obliged show losses as a consequence of the breach and these may not equate the extra amount that your vendor may gain by breaking the agreement, however morally condemnable the behaviour is.
We are planning to acquire a flat and need a conveyancing solicitor in Chertsey who is on the Virgin Money approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Chertsey.
Will our solicitor be making enquiries about flooding during the conveyancing in Chertsey.
Flooding is a growing risk for conveyancers dealing with homes in Chertsey. There are those who buy a house in Chertsey, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, but there are a various checks that may be carried out by the purchaser or by their lawyers which can figure out the risks in Chertsey. The standard property information forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to determine whether the property has ever been flooded. If flooding has previously occurred and is not revealed by the owner, then a buyer may issue a legal claim for losses as a result of such an incorrect response. A buyer’s solicitors should also carry out an environmental report. This should higlight whether there is a recorded flood risk. If so, more detailed investigations will need to be initiated.
Due to the advice of my in-laws I had a survey completed on a property in Chertsey ahead of appointing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some lenders tend refuse to grant a loan on this type of home.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. Should you wish to call us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Chertsey. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I right to be suspicious that third parties that I am dealing with are recommending an online conveyancing firm as opposed to a High Street Chertsey conveyancing firm?
As with lots of professional services, often recommendations from connections can be very helpful. But there are lots of people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and lenders might all suggest conveyancers to choose. On occasion these lawyers might be known to one of the organisations as experts in their field, but occasionally there exists a financial incentive behind the recommendation. You have the right to appoint your preferred lawyer. Don't forget that some lenders have an approved list of conveyancers you have to use for the mortgage aspect of your house move.