Am I correct in assuming that the fact that my solicitor in Great Linford is not on my lender's solicitor panel that there is a problem with the standard of his conveyancing?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 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 lawyer 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 Great Linford conveyancing firm and ask them why they are no longer on the approved list for your bank.
I am purchasing a property for cash in Great Linford. I have lived for the last dozen years in Great Linford. Conveyancing searches are exorbitant. As I know the area and road intimately must I have all the conveyancing searches?
In the absence of a home loan, then almost all of the Great Linford conveyancing searches are at your discretion. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches carried out, but he has a professional duty to do this. One thing to take into account; if you are going to sell the house in the future, it may be of importance to your future purchaser what the searches disclose. Sometimes premises with no practical issues can still throw up adverse search results. A good conveyancing solicitor in Great Linford should provide you some helpful guidance concerning this.
I am assisting my aunt sell her property in Great Linford. Will the conveyancer order an energy performance certificate or it is for the seller to coordinate?
After the abolition of Home Packs, energy assessments was left as a mandatory component of moving house. An EPC should be to hand in advance of the property being marketed. This is not as aspect of the sale process that law firms ordinarily organise. Where you are instructing a Great Linford conveyancing solicitor they might be willing to arrange energy performance certificates given their relationships with reputable Great Linford accredited person
We previously instructed conveyancing lawyers with offices in Great Linford on the Yorkshire BS solicitor panel. They have just billed me a supplemental fee for dealing with the Yorkshire BS mortgage. Is this an additional conveyancing fee specified by Yorkshire BS?
Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer may levy a fee for this. The charge is not set by Yorkshire BS but by your Great Linford property lawyer. Plenty of firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
We were going to get a AIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Great Linford solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Great Linford solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I require fast conveyancing in Great Linford as I have pressure to sign on the dotted line in less than 2 weeks. A home loan is not required. Can I avoid the conveyancing searches to save money and time?
As you are not getting a mortgage you have the choice not to do searches although no solicitor would suggest that you don't. With lots of history conveyancing in Great Linford the following are instances of what can arise and adversely impact the marketability of the property: Enforcement Notices, Overdue Charges, Outstanding Grants, Unadopted Roads,...
I have been on the look out for a flat up to £235,500 and identified one close by in Great Linford I like with open areas and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Great Linford suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
Me and my partner are planning to purchase a 2 bedroom first floor flatin Great Linford with a home loan from a mortgage company. We wish to instruct our solicitor in Great Linford but our bank says he's not on their "panel". We have to appoint one of the our lender panel firms or keep our Great Linford conveyancer and pay for one of their panel ones to represent our lender. This seems very unfair; Can we not simply insist that our bank use our Great Linford lawyer?
No, not really. The lender mortgage issued is subject to its terms and conditions, one of which will be that lawyers will on the lender's conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels, including almost all conveyancing solicitors in Great Linford : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your bank.