Am I correct in assuming that the fact that my conveyancer in Harmondsworth is not on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a 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) 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 contact the Harmondsworth conveyancing firm and enquire why they are no longer on the approved list for your lender.
We note that you have a search directory identifying solicitors on the Skipton conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Harmondsworth?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Harmondsworth.
Have purchased a a semi-detached house in Harmondsworth , What is the estimated time for the Land Registry to register the transfer to my name? My Harmondsworth conveyancing solicitor has been very slow, so I want to be sure the land registry aspects are addressed.
As far as conveyancing in Harmondsworth registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can differ according to the party submitting the application, whether there are errors and if the Land registry communicate with any third persons or bodies. At present approximately 80% of such applications are fully addressed within two weeks but occasionally there can be protracted delays. Historically registration takes place after the buyer has moved in to the property therefore 'speed' is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.
Given that I will soon part with over three hundred thousand on a house in Harmondsworth I would like to talk to a solicitor about myhome move ahead of appointing the firm. Is this something that you can arrange?
This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you liaising with the solicitor who will be doing your property ownership legalities in Harmondsworth.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Harmondsworth should be the figure that you are charged.
Can you offer any advice when it comes to finding a Harmondsworth conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Harmondsworth conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Harmondsworth conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:
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How experienced is the practice with lease extension legislation? How many lease extensions has the firm conducted in Harmondsworth in the last year?
I have given up negotiating a lease extension in Harmondsworth. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to judgment on the premium.
An example of a Freehold Enfranchisement case for a Harmondsworth property is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The number of years remaining on the existing lease(s) was 69 years.
I was informed by my lender that their approved conveyancers work on no completion no fee basis for conveyancing in Harmondsworth. I had a purchase fall through yet the solicitors have invoiced for search fees! They say the fees are seperate!
Harmondsworth conveyancing search charges are separate expenses not solicitors fees as these are payable to independent parties.