Am I correct in assuming that the fact that my conveyancer in Northam is not identified on my lender's solicitor panel that there is a problem with the standard of his work?
That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 Northam conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I have given 8 weeks notice to my current landlord and have to be out of my rented property in Northam by 2/5/2025. Conveyancing on my purchase is underway. How realistic is it to complete in six weeks as I wish to avoid having to find temporary accommodation?
It is unwise to serve notice on a rental until your lawyer suggests that you should. Assuming that you have not already done so, update to your solicitor and request that they seek the assistance the owners solicitors, try to an acceptable time-line that everyone will look to achieve
We just had an offer accepted to purchase with Darlington Building Society. I called into a few local firms yet am struggling to find a Northam conveyancing firm on the Darlington Building Society panel. Please you help?
Please do take advantage of the find a conveyancing panel solicitor tool on this page. Pick the building society and type Northam or your location and you will see a number of lawyer located in Northam or nearest you.
Me and my partner are buying a flat in Northam. It might be a silly question but how we can trust a solicitor? At some point we have to deposit our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
This question may be naive but I am wet behind the ears as a first time buyer of a two bedroom flat in Northam. Do I collect the keys to the premises on completion from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Northam?
On the day of completion you do not need to go to the conveyancers office in Northam. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you should be invited to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I recently had an offer agreed on a house in Northam. My mortgage broker recommended their conveyancers. I paid an on account payment of £200. Soon after, the lawyer called me sheepishly admitting that they were not on the Aldermore 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 Aldermore 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.
Just had an offer accepted on a new build flat in Northam. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Northam
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There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Over the last few months I have been searching for a flat up to £245,000 and identified one round the corner in Northam I like with amenity areas and transport links nearby, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Northam in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan that many years may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.