Am I correct in assuming that the fact that my conveyancer in Market Harborough is not identified on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a 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) 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 simply call the Market Harborough conveyancing firm and ask them why they are no longer on the approved list for your lender.
My apartment in Market Harborough is up for sale and I have accepted an offer. Does the property lawyer have to be on the Skipton conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
A relative advised me that where I am purchasing in Market Harborough I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Market Harborough conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Market Harborough around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Market Harborough.
How does conveyancing in Market Harborough differ for new build properties?
Most buyers of new build premises in Market Harborough approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in Market Harborough usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Market Harborough or who has acted in the same development.
I was recommended by a number of estate agents in Market Harborough to choose a solicitor using your seach tool. Is there a financial incentive for Estate Agents to promote your lawyers over alternative conveyancing organisations?
We don’t give any financial incentive for directing people our way. We found it would be just too difficult to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
Having had my offer accepted I require leasehold conveyancing in Market Harborough. Before I get started I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and most are in Market Harborough - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Market Harborough - A selection of Queries before buying
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What prohibitions are there in the Market Harborough Lease? What is the name of the managing agents? Best to be warned whether changing the roof or some other major work is due shortly that will be shared by the leasehold owners and will materially impact the level of the service charges or result in a specific invoice.