Am I correct in assuming that the fact that my solicitor in Halesworth is not on my bank's solicitor panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable 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 most common reasons for removal are: (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. Should you be concerned you should simply call the Halesworth conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Would the conveyancing lawyers that you recommend conduct conveyancing in Halesworth by way of an attended exchange?
We do have a number of conveyancing experts carrying out personalised exchanges. Do call us to receive a costs illustration and details as to dates.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when buying a property in Halesworth?
Unless a previous acquisition of the property completed post 12 October 2013 you can take it that solicitors delivering conveyancing in Halesworth to continue to recommend a chancel search and or insurance against a claim.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Halesworth is the location of the property. Can you shed any light on this issue?
Flying freeholds in Halesworth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Halesworth you would need to get your solicitor to go 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 Halesworth 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 property.
We're first time buyers - had an offer accepted, yet the selling agent advised that the seller will only proceed if we instruct their chosen conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Halesworth
It is improbable the vendors are driving this. If they want ‘a quick sale', turning down a genuine buyer is going to damage their objectives. Contact the vendors directly and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your preferred Halesworth conveyancing firm - not the ones that will give the estate agent a introducer fee or meet his conveyancing figures demanded by HQ.
What is the reason for new build conveyancing in Halesworth being more expensive?
Buying a new build home is significantly different from the normal house buying conveyancing in Halesworth. Firstly housebuilders usually insist contracts to exchange inside a short timeframe, so there is a a great deal of pressure on your solicitor to ensure everything is in order. Furthermore new build conveyancing often necessitate the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage company requirements are also more demanding. Given the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.