My IFA has requested my Freshwater law firm’s panel member for the HSBC conveyancing panel. What is the best way to obtain this. I have tried my local Freshwater branch but they cant find it on their system.
You are best placed to get this information from your Freshwater lawyer . They retain a central record lender panel numbers.
Please explain the implications if my lawyer’s firm is suspended from the Coventry BS Solicitor panel ahead of completing my conveyancing in Freshwater?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I used Action Conveyancing several years ago for my conveyancing in Freshwater. Now, I need my documents however the law firm is no longer operating. What do I do?
Do 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 Freshwater of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one round the corner in Freshwater I like with amenity areas and transport links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Freshwater for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage the shortness of the lease will likely be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.
We are 18 days into a residential purchase having been recommend to a firm by the estate agent to carry out the conveyancing in Freshwater. I am am extremely disappointed with the level of service. Could you you assist me in finding new conveyancers?
A lawyer would need to be very bad to suggest changing them. Has the loan offer been sent? If so you need to make them aware of the new solicitor and have the offer are issued to the new lawyers. Your new solicitor ideally should be on the lenders approved list to avoid escalating costs and complications. So that should be your starting point. The search tool can help you find a lender approved solicitor for your conveyancing in Freshwater
We are midway through buying a house in Freshwater. Conveyancing lawyer has called to say the title is "Leasehold". Does this make a difference on our Halifax valuation?
Freshwater conveyancing does not usually involve leasehold houses. The key factor here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's virtually freehold, so it shouldn't impact the marketability too much.
On the flip side, if it's, say, 50 years it is bound to have a significant impact on the value, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be stated in the lease to be supplied to your property lawyer.