Am I correct in assuming that the fact that my solicitor in New Ferry is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his work?
It would be unwise 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 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 simply call the New Ferry conveyancing practice and ask them why they are no longer on the approved list for your lender.
I am purchasing a end of terrace house in New Ferry. We would like to carry out an extension to the side at the property.Will legal work on the property involve investigations to see if these alterations are allowed?
Your property lawyer should check the registered title as conveyancing in New Ferry can occasionally identify restrictions in the title deeds which restrict categories of changes or need the permission of another owner. Many works require local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
is it true that all New Ferry conveyancing solicitors on the Principality conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Principality approved list of solicitors they would need to be governed by the SRA. The majority of lenders do permit licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.
I recently had an offer agreed on a house in New Ferry. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £200. Soon after, the conveyancing practitioner called me sheepishly admitting that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Will our conveyancer be raising questions concerning flooding during the conveyancing in New Ferry.
Flooding is a growing risk for solicitors specialising in conveyancing in New Ferry. There are those who purchase a property in New Ferry, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, however there are a numerous searches that can be carried out by the purchaser or by their solicitors which can give them a better appreciation of the risks in New Ferry. The conventional set of information sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to find out if the premises has historically flooded. If flooding has previously occurred which is not disclosed by the seller, then a buyer could commence a compensation claim as a result of such an misleading answer. The buyer’s solicitors will also order an environmental report. This will higlight whether there is a recorded flood risk. If so, additional inquiries should be conducted.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. New Ferry is where the house is located. Can you shed any light on this issue?
Flying freeholds in New Ferry are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in New Ferry you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Ferry may decide 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 residence.
I am downsizing from my property. My previous conveyancers have shut. I would be grateful for any recommendation of a conveyancing firm. Im based in New Ferry if that makes a difference.
You should use our search tool to help you choose a solicitor for your conveyancing in New Ferry. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
Is there a reason that New Ferry conveyancing charges differ for leasehold and freehold properties?
Leasehold conveyancing in New Ferry more often than not will involve additional work for instance checking the lease, communicating with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.