Am I correct in assuming that the fact that my solicitor in Hartfield is not listed on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of 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 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. Where you are concerned you should simply call the Hartfield conveyancing firm and ask them why they are no longer on the approved list for your lender.
I have been told that property searches are the primary cause of obstruction in Hartfield conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Hartfield.
Are there restrictive covenants that are commonly identified during conveyancing in Hartfield?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Hartfield. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Hartfield is where the house is located. What do you suggest?
Flying freeholds in Hartfield are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hartfield you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hartfield 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 premises.
I am thinking of appointing a conveyancing solicitor in Hartfield for my house move. Is it possible to review a solicitor's complaints history with the profession’s regulator?
You may search for published Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator may recorded call for training reasons.
I've found a house that seems to be perfect, at a great price which is making it all the more appealing. I have since found out that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Hartfield. Conveyancing advisers have are about to be instructed. Will they explain the issues?
Most houses in Hartfield are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Hartfield so you should seriously consider shopping around for a Hartfield conveyancing practitioner and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’spermission to conduct alterations. You may also be required to pay a service charge towards the upkeep of the estate where the house is part of an estate. Your solicitor will report to you on the legal implications.
Hartfield Conveyancing for Leasehold Flats - A selection of Queries before buying
-
You will want to find out as much as you can concerning the company managing the block as they can either make living at the property much simpler or uncomfortable. As the owner of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to every day issues like the cleanliness of the communal areas. Enquire of other people if they are happy with their service. In conclusion, investigate as to the dates that the service fees are due to the appropriate party and specifically what you get for your money. Is there a share of the freehold? Be sure to investigate if there are any onerous prohibitions in the lease. For example it is reasonably common in Hartfield leases that pets are not permitted in in a block in Hartfield. If you like the flatin Hartfield however your cat is not allowed to make the move with you then you have a very difficult choice.