Is the fact that my solicitor in Creekmouth is not identified on my bank'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 plenty of 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) 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. If you are concerned you should contact the Creekmouth conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
We note that you have a search directory listing solicitors on the Kent Reliance conveyancing panel. Do firms pay you a commission if I instruct them for our conveyancing in Creekmouth?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Creekmouth.
Various internet forums that I have visited warn that are the main cause of hinderance in Creekmouth house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Creekmouth.
How does conveyancing in Creekmouth differ for new build properties?
Most buyers of new build property in Creekmouth approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Creekmouth typically purchase the site, 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 conveyancing solicitors 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 Creekmouth or who has acted in the same development.
I am looking for a flat up to £235,500 and identified one near me in Creekmouth I like with a park and railway links nearby, however it's only got 52 years unexpired on the lease. There is not much else in Creekmouth for this price, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
After what seems like an age I have had an offer on an maisonette in Creekmouth agreed to, the seller does nevertheless have a tied purchase. The sellers have put an offer on on an apartment, although it’s not yet agreed to, and are looking at other properties booked. I have selected a local conveyancing lawyer in Creekmouth. What do I do now? When do I get the mortgage application with UBS going with UBS?
It is usual to have concerns where there is an associated chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then valuation, Creekmouth conveyancing search costs, etc). The first thing to do is check that your solicitor is on the UBS approved list. Concerning the next stages this very much depends on the specifics of your case, desire for this property and on the state of the market. During a rising market the majority of purchasers would apply for the mortgage with UBS and pay for the valuation and only if it was satisfactory would they pay their lawyer to press on with the conveyancing in Creekmouth.