Is the fact that my conveyancer in East Grinstead is not identified on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of 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 most common reasons for removal are: (1) low volume of transactions (2) the solicitor 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 East Grinstead conveyancing practice and ask them why they are no longer on the approved list for your lender.
I am considering applying for a Nationwide mortgage for purchase of a new build (under development) in East Grinstead with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
This question may be naive but I am unexperienced as FTB of a garden flat in East Grinstead. Do I pick up the keys to the premises on completion from my solicitor? If so, I will find a High Street conveyancing solicitor in East Grinstead?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the owner’s conveyancers, and once they have received this, you should be able to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
How can we know in advance if a East Grinstead conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in East Grinstead getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor carrying out your transaction.
My wife and I are at the point of looking at houses in East Grinstead and I am about to put in an offer. Should I already have a conveyancer appointed at this stage? I intend to finance via a home loan with TSB.
It would be wise to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are getting a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. East Grinstead is where the house is located. Is there any advice you can impart?
Flying freeholds in East Grinstead are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside East Grinstead you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in East Grinstead may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What are your top tips when it comes to choosing a East Grinstead conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a East Grinstead conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non East Grinstead conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:
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How experienced is the firm with lease extension legislation? What volume of lease extensions have they completed in East Grinstead in the last year?
I inherited a ground floor flat in East Grinstead, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in East Grinstead with over 90 years remaining are worth £227,000. The ground rent is £50 invoiced every year. The lease ceases on 21st October 2097
With just 72 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.
Do I have to pop into the offices of the bank conveyancing panel solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in East Grinstead so that I can pop in to their offices when needed.
Whereas this was necessary 15 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in East Grinstead.