Is the fact that my conveyancer in Felpham is not identified on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 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 simply call the Felpham conveyancing practice and ask them why they are no longer on the approved list for your bank.
Me and my partner are purchasing a apartment in Felpham. It might be a silly question but how we can trust a conveyancer? At some point we have to deposit our life savings into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
When it comes to lenders such as Aldermore, do Felpham property lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
It is unclear whether my lender requires a lease extension. I have called into my local Felpham bank branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Felpham conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. I have no idea who is right.
Your lawyer has to follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I used Stirling Law several years ago for my conveyancing in Felpham. Now, I need my documents but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Felpham of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Just had an offer accepted on a new build apartment in Felpham. Conveyancing is daunting 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 legal work.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Felpham
-
Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Am I better off to appoint a Felpham conveyancing lawyer based in the area that I am buying? An old friend can carry out the legal work but her office is a couple of hundredkilometers drive away.
The primary upside of using a high street Felpham conveyancing firm is that you can pop in to sign documents, hand in your ID and apply pressure on them if necessary. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were happy that must outweigh using an unknown Felpham conveyancing lawyer just because they are Felpham based.
Developers have put forward a solicitor and I've received a quote from them. They are almost two hundred pounds less expensive than my local Felpham conveyancing practitioner. What's the catch?
Developers normally have lists of conveyancing practitioners who are quick and who know the builder's contract and property lawyer. Plenty of developers offer an inducement to choose a preferred conveyancer for this reason, any increased cost can be avoided and a builder won't put forward a conveyancing warehouse and run the risk of having the conveyancing delayed when they want exchange inside a month. A counter-argument for not opting for the recommended property lawyer is that they may be hesitant to 'push' your interests for fear of alienating the sellers. If you worry that this may be the situation you should stick with your local Felpham conveyancing practitioner.