Am I correct in assuming that the fact that my conveyancer in Highworth is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 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) low volume 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 contact the Highworth conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Can you explain why leasehold purchase conveyancing in Highworth is more expensive?
The conveyancing costs for a leasehold property in Highworth is frequently more expensive as compared to a freehold acquisition or disposal. This is because there is an amount of extra investigations necessary in dealing with the landlord and managing agents to obtain evidence about whether the rent and service fee have been paid and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the block.
My bank has recommended solicitors on their panel based in Highworth but I would rather use a conveyancing lawyer in Highworth local to me. Can you help?
Not all Highworth conveyancing practitioners are approved and listed on all banks conveyancing panel. Please make use of the above find an approved solicitor tool to find a Highworth conveyancing solicitor on the on the bank panel.
Should our lawyer be asking questions about flooding as part of the conveyancing in Highworth.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Highworth. There are those who acquire a property in Highworth, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, however there are a various checks that can be carried out by the buyer or by their conveyancers which can figure out the risks in Highworth. The conventional set of property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to determine if the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a buyer could issue a legal claim for losses as a result of such an inaccurate answer. The buyer’s conveyancers will also order an environmental report. This should disclose if there is a recorded flood risk. If so, further investigations should be carried out.
As co-executor for the will of my uncle I am disposing of a property in Monmouth but I am based in Highworth. My lawyer (approximately 250 miles awayhas requested that I execute a stat dec prior to completion. Can you recommend a conveyancing practitioner in Highworth who can witness this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are based in Highworth
Our sealed bid on house in Highworth was accepted, but there is a chain. The current proprietors have offered on on an apartment, although it’s not yet agreed to, and are looking at other flats booked. I have chosen a nearby conveyancing lawyer in Highworth. What do I do now? At what stage do I apply for the mortgage with Skipton?
It is standard to have concerns where there is an associated chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then valuation, Highworth conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the Skipton approved list. As to the subsequent stages this very much depends on the circumstances of your case, desire for the property and on the state of the market. During a hot market the majority of purchasers will apply for the mortgage with Skipton and arrange for the survey and only if it comes back ok would they request their conveyancing practitioner to proceed with searches.