Is the fact that my solicitor in Pimlico is not on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 Pimlico conveyancing practice and ask them why they are no longer on the approved list for your bank.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would much rather instruct a specialised conveyancing solicitor in Pimlico?
You should check but the chances are that allocate you one of their panel conveyancers should you want the "fee-free" deal. Contact the mortgage company and determine if they allow a monetary alternative. Some banks have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Pimlico.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Pimlico?
There are many recorded licenced Conveyancers in Pimlico and Solicitor firms in Pimlico who provide Conveyancing services We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We are aiming to move property in December. Will my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in Pimlico. Conveyancing firm was chosen prior to coming across your website.
On the afternoon of completion you will need to collect the keys from your selling agent but this should only take place when the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. You can tell the removal men that you are ready to move in. We are not in a position to suggest a specific removal organisation but can help you find a conveyancing in Pimlico or a legal practice that specialises in conveyancing in Pimlico.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Pimlico bank branch on a couple of occasions and was reassured it wasn't an issue and they will lend. My Pimlico conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their published requirements. Who do I believe?
As long as the property lawyer is on the bank panel, she or he must follow the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Due to the input of my in-laws I had a survey completed on a house in Pimlico before retaining solicitors. I have been advised that there is a flying freehold element to the property. My surveyor advised that some banks may refuse to grant a mortgage on this type of property.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. If you e-mail us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Pimlico. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pimlico to see if the conveyancing will be more expensive.
What does commercial conveyancing in Pimlico cover?
Pimlico conveyancing for business premises covers a wide range of advice, offered by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
My husband and I are new on the property ladder - had an offer accepted, yet the estate agent told us that the vendor will only go ahead if we appoint their chosen solicitors as they need an ‘expedited deal’. We would rather use a family solicitor who is familiar with conveyancing in Pimlico
We suspect that the owner is not behind this ultimatum. Should the seller desire ‘a quick sale', turning down a genuine purchaser is counter productive. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you are going to appoint your preferred Pimlico conveyancing firm - not the ones that will earn their estate agent a introducer fee or meet his conveyancing figures demanded by head office.