Is the fact that my conveyancer in Grantham is not on my lender's solicitor panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. 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 top 5 reasons are as follows: (1) low volume 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. Should you be concerned you should contact the Grantham conveyancing practice and ask them why they are no longer on the approved list for your lender.
Me and my fiancee are buying our first house. Our solicitor has messagedto check if we want to purchase extra conveyancing searches. We are really unsure what's needed for conveyancing in Grantham
The quantity and type of Grantham conveyancing searches should be triggered based entirely on the premises, the location, the probability of any of these risks, your knowledge of the region and risks, your general appetite to risk. What matters is that you properly appreciate what information the searches could give you. You may then make a decision if you personally think you need that information. Where you are unsure, ask your conveyancer to guide you.
When can the exchange of contracts take place for domestic conveyancing in Grantham and do I need to be at the conveyancers branch?
Where you are local to one of the conveyancing solicitors in Grantham you are welcome to attend to sign documents. That being said, the law practices we work with provide a countrywide conveyancing service and give just as comprehensive and professional a job for you when dealing with you by post or email. The signing of the contract is not when everything is set in stone. A signed contract is necessary for the firm to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Grantham)to be in the office available at the end of the phone to exchange contracts.
Can you clarify what the consequences are if my solicitor is suspended from the Santander Conveyancing panel ahead of completing my conveyancing in Grantham?
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.
The estate agent has sent us the confirmation of our purchase of a new build flat in Grantham. Conveyancing is daunting 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 are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Grantham
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Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Grantham is the location of the property. Is there any guidance you can give?
Flying freeholds in Grantham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Grantham you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grantham 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 residence.