Is the fact that my solicitor in Gower is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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. If you are concerned you should simply call the Gower conveyancing practice and enquire why they are no longer on the approved list for your bank.
My partner and I are close to exchanging contracts on the sale of our property in Gower and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Gower lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a national conveyancing practice rather than a conveyancing solicitor in Gower. Having lived in Gower for three years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Just had an offer accepted on a new build apartment in Gower. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Gower
-
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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. Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I am looking for a leasehold apartment up to £305k and found one round the corner in Gower I like with a park and transport links nearby, the downside is that it only has 61 years unexpired on the lease. There is not much else in Gower for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage the shortness of the lease will likely be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
In searching the web for the term on line conveyancing in Gower it reveals many conveyancerslocally. How do I determine which is the right solicitor for me?
The ideal way of finding the right conveyancer is via trusted testimonial, so seek the guidance of colleagues and family who have purchased a property in Gower or the respected estate agent or financial adviser. Charges for conveyancing in Gower vary, so it's a good idea to secure a minimum of three costs illustrations from varying types of companies. Be sure to seek confirmation what costs in the quote includes.
Our financial adviser has recommended their property lawyer for the conveyancing in Gower - Is it not simpler easier to just use them?
You need to establish if the selling agent is recommending a conveyancer or introducing to a conveyancing practitioner. There are plenty of Gower estate agents who recommend two or three Gower conveyancing firms and get nothing from it.