Am I correct in assuming that the fact that my solicitor in Kings Langley is not listed on my bank's conveyancing panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. 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 most common reasons for removal are: (1) lack of transactions (2) the lawyer 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 Kings Langley conveyancing practice and enquire why they are no longer on the approved list for your bank.
The vendors of the home we are looking to purchase have instructed a conveyancing firm in Kings Langley who has suggested a preliminary agreement with a deposit 10k. Are such arrangements recommended for Kings Langley conveyancing transactions?
There are a couple of main downsides with entering into any lock out agreement (sometimes known as a no-shop agreement) is that it can distract from moving forward with the conveyancing process, so unless it requires minimal or no negotiation then it may turn out to be unhelpful. It is not strongly advocated by Kings Langley conveyancing lawyers as a result. A further negative is the extent of the remedies available - a jilted purchaser is very unlikely to secure injunctive relief to prohibit the owner completing the sale to another buyer, so the only remedy open via the agreement will be the recovery of abortive charges and, in restricted scenarios, the additional payment of damages.
What does a local search inform me concerning the property my wife and I purchasing in Kings Langley?
Kings Langley conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations such as Xpress Legal The local search is essential in every Kings Langley conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
My wife and I own a semi-detached Edwardian property in Kings Langley. Conveyancing solicitor represented me and Bank of Ireland. 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. Is it worth asking Bank of Ireland to clarify?
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 Kings Langley and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing solicitor who completed the work.
Due to the advice of my in-laws I had a survey completed on a house in Kings Langley prior to appointing lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some lenders may not give a mortgage on such a property.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Kings Langley. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to find a conveyancing solicitor for freehold conveyancing in Kings Langley. I happened to stumble across a web site which appears to be the ideal offering If it is possible to get all formalities done via phone that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?