Is the fact that my solicitor in Lee On The Solent is not listed on my bank's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible 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) 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 simply call the Lee On The Solent conveyancing practice and ask them why they are no longer on the approved list for your lender.
What happens if my lawyer’s firm is removed from the Virgin Money Conveyancing panel ahead of completing my conveyancing in Lee On The Solent?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
This question may be naive but I am unexperienced as a first time purchaser of a garden flat in Lee On The Solent. Do I receive the keys to the house on completion from my solicitor? If so, I will use a High Street conveyancing solicitor in Lee On The Solent?
On the day of completion you will not be required to go to the conveyancers office in Lee On The Solent. Your solicitors will arrange to send the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you should be invited to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
When it comes to mortgage companies such as Skipton, do Lee On The Solent property lawyers face an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
RBS have agreed my mortgage in principle, my bid on a house in Lee On The Solent has been accepted, what happens next?
Your estate agent will need to know who your solicitors are (ensure that the solicitors are on the lender’s panel). Telephone RBS or your financial adviser and finish off any relevant paperwork. RBS will appoint a valuer who will get in touch with the selling agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. RBS will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Lee On The Solent.
We are purchasing a property and the lawyer has raised the issue of Chancel Repair for which the property could be liable as it falls into the area of such a church. He has mentioned insurance. Is this really appropriate for conveyancing in Lee On The Solent
Unless a previous purchase of the property took place post 12 October 2013 you may take it that lawyers conducting conveyancing in Lee On The Solent to remain recommending a chancel search and or chancel repair liability insurance.
Are there restrictive covenants that are commonly identified as part of conveyancing in Lee On The Solent?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Lee On The Solent. 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…’
How does the Landlord & Tenant Act 1954 affect my business premises in Lee On The Solent and how can you help?
The 1954 Act gives a safeguard to commercial leaseholders, giving them the a statutory right to apply to court for a renewal lease and remain in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Lee On The Solent