Is the fact that my conveyancer in Penistone is not listed on my bank's conveyancing 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 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 top 5 reasons are as follows: (1) low volume 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. Where you are concerned you should simply call the Penistone conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Our mortgage company has suggested solicitors on their panel based in Penistone but I would rather use a conveyancing lawyer in Penistone round the corner to me. Are you able to assist?
Not all Penistone conveyancing firms are listed all banks conveyancing panel. Do make use of our search tool to locate a Penistone conveyancing solicitor on the on the bank panel.
Last month we had a mortgage agreed in principle with Nottingham. Penistone conveyancing solicitors were instructed. What is the average time that one could expect to receive a mortgage offer from Nottingham?
There is no definitive answer here. Have Nottingham completed the survey? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have decided to exercise my right to buy my property in Penistone off the council. I have a mortgage offer with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Penistone solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Penistone postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Penistone.
A friend recommended that where I am purchasing in Penistone I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Penistone conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Penistone around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Penistone Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Penistone Education with maps and statistics, Local Amenities and other useful data concerning Penistone.
I opted to have a survey completed on a property in Penistone prior to instructing lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some lenders may not grant a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Penistone. Conveyancing may be slightly more expensive based on your lender's requirements.
I am a sole trader planning to take over a lease of an office on the high street. Can you recommend conveyancers offering no-sale-no costs for non-domestic conveyancing in Penistone for less than 1500k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Penistone, including the sale and purchase of businesses as well as simply premises. Whether you are looking to buy or lease a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. As for the costs these will vary based on the structure and complexity of the deal. Let us have your details or telephone us so that we can supply you with comprehensive commercial conveyancing quote.