Is the fact that my conveyancer in Northamptonshire is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of 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) 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. Where you are concerned you should contact the Northamptonshire conveyancing practice and ask them why they are no longer on the approved list for your bank.
I sincerely hope you can help me. My Northamptonshire solicitor is assuring me that he has toorder Northamptonshire conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneyconveyancing panel. Do I not have any say here?
You have limited options available to you. As you are taking a home loan with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Northamptonshire conveyancing searches.
Why is leasehold purchase conveyancing in Northamptonshire is more expensive?
In short, leasehold conveyancing in Northamptonshire and elsewhere usually requires extra hours of investigation compared to freehold transactions. This includes lease investigation, corresponding with the landlord concerning the service of applicable notices, obtaining up-to-date service charge and management information, securing the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.
If you had a top tip for choosing a conveyancing solicitor in Northamptonshire what would it be?
Do not opt for the lowest Northamptonshire conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
is it true that all Northamptonshire solicitors on the Lloyds conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Lloyds conveyancing panel they would need to be overseen by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in that case the organisation would be governed by the CLC.
We expect to receive a AIP from UBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Northamptonshire solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Northamptonshire solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
Having had my offer accepted I require leasehold conveyancing in Northamptonshire. Before I get started I would like to find out the remaining lease term.
If the lease is registered - and 99.9% are in Northamptonshire - then the leasehold title will always include the basic details 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.
Northamptonshire Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing
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Is anyone aware of any major works anticipated that could add a premium to the service fees? Who manages the building? What restrictions exist in the Northamptonshire Lease?
The financial adviser has recommended their conveyancer for my conveyancing in Northamptonshire - Surely it’s easier to just instruct them?
It is not always the case and you are entitled to instruct whichever solicitor you decide for your Northamptonshire conveyancing. A property lawyer suggested by a 3rd party adviser may not necessarily be the best lawyer, they may put forward their own conveyancing firm who are based far away. In this instance you may not have contact with your solicitor and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.