Am I correct in assuming that the fact that my conveyancer in Peterborough is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent 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. Where you are concerned you should simply call the Peterborough conveyancing firm and enquire why they are no longer on the approved list for your lender.
I am need of leasehold conveyancing for a flat in a relatively new development (five years old) in Peterborough. 95% of the properties have already been occupied. Is it strictly necessary to order conveyancing searches as part of conveyancing in Peterborough?
You would be putting yourself at risk in refusing to carrying out Peterborough conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that your lawyer conducts them. Where timings and price are top of your issues you should discuss with your solicitor about the options such as lack of search insurance available to you
Can I use your services to find a Conveyancing solicitor in Peterborough even where I’m not purchasing or selling a house, for instance where I intend to acquire an office in Peterborough with a loan from Nationwide Building Society?
Our comparison service is primarily utilised to find domestic conveyancing solicitors in Peterborough but we have set out at the bottom of this page a few Peterborough commercial conveyancing firms. You will need to speak with the solicitors directly to check if they are also authorised to represent Nationwide Building Society
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Peterborough?
There are many registered licenced Conveyancers in Peterborough and Solicitor firms in Peterborough who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
This question may be naive but I am new to the home buying as a 1st time buyer of a garden flat in Peterborough. Do I collect the keys to the house on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Peterborough?
On the day of completion you do not need to go to the conveyancers office in Peterborough. Your solicitors will electronically transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you should be called to pick up the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.
We are getting the release of further monies on our home loan from Principality as we want to conduct renovations to our house in Peterborough. Are we obliged to appoint a local Peterborough solicitor on the Principality conveyancing panel to deal with the legals?
Principality don't usually require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality panel.
The estate agent has sent us the confirmation of our purchase of a new build flat in Peterborough. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Peterborough
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, no chain conveyancing. Peterborough is the location of the property. Can you offer any opinion?
Flying freeholds in Peterborough are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Peterborough you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Peterborough may determine 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 property.