Am I correct in assuming that the fact that my conveyancer in Hackney Marshes is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of reasonable 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 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 Hackney Marshes conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I have a decision in principle. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would much rather appoint a Hackney Marshes based conveyancing firm?
Do check but the chances are that appoint one of their panel lawyers if you accept the "fee-free" deal. Call the lender to explore if they offer you a cash alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Hackney Marshes.
My wife and I have a terraced Victorian property in Hackney Marshes. Conveyancing lawyer represented me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hackney Marshes and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing solicitor who conducted the work.
How does conveyancing in Hackney Marshes differ for new build properties?
Most buyers of new build property in Hackney Marshes come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because builders in Hackney Marshes tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hackney Marshes or who has acted in the same development.
What does commercial conveyancing in Hackney Marshes cover?
Hackney Marshes conveyancing for business premises covers a broad range of guidance, given by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
Am I best advised to use a Hackney Marshes conveyancing practitioner in close proximity to the house I am purchasing? I have an old university friend who can carry out the legal work but his firm is located 200miles drive away.
The primary upside of using a high street Hackney Marshes conveyancing practice is that you can pop in to execute paperwork, present your ID and apply pressure on them if necessary. Having local Hackney Marshes know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and the majority were impressed that should trump using an unfamiliar Hackney Marshes conveyancing solicitor just because they are based in the area.