Am I correct in assuming that the fact that my solicitor in Rawdon and Yeadon is not identified on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 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 Rawdon and Yeadon conveyancing firm and ask them why they are no longer on the approved list for your lender.
We wanted to use a property lawyer in Rawdon and Yeadon for our house move. Our broker has since notified us that our mortgage lenders Santander won't deal with them. Surely this is unfair competition?
Before the recession most banks had an appetite for risk which was higher than today. Almost all Rawdon and Yeadon conveyancing firms would have been on most bank panels. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms relating to their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum number of transactions. Many Rawdon and Yeadon conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Rawdon and Yeadon is one of the many locations where the conveyancers we list are are approved Santander.
Do commercial conveyancing searches disclose planned roadworks that could impact a commercial property in Rawdon and Yeadon?
Many commercial conveyancing solicitors in Rawdon and Yeadon will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Rawdon and Yeadon. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Rawdon and Yeadon.
For each commercial conveyancing transaction in Rawdon and Yeadon it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Rawdon and Yeadon commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Rawdon and Yeadon.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one near me in Rawdon and Yeadon I like with a park and railway links nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Rawdon and Yeadon for this price, so just wondered if I would be making a mistake buying a short lease?
Should you need a home loan the remaining unexpired lease term may be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.
I have just appointed agents to market my basement flat in Rawdon and Yeadon. Conveyancing solicitors are to be appointed soon, however I have just received a half-yearly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as normal because all rents and service charges should be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Rawdon and Yeadon Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying
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Please tell me if there are any major works on the horizon that will add a premium to the maintenance fees? It would be a good idea to investigate if there are any onerous restrictions in the lease. For example it is reasonably common in Rawdon and Yeadon leases that pets are not permitted in certain buildings in Rawdon and Yeadon. If you like the flatin Rawdon and Yeadon yet your dog is not allowed to make the move with you then you will be faced hard determination. How many of the leaseholders are in arrears for their service charge payments?
How and when do I cover the costs of the Stamp Duty Land Tax due for my Rawdon and Yeadon property purchase?
Your solicitor should complete a Land Transaction Return Form on your behalf during your Rawdon and Yeadon purchase transaction for you to sign. On completion your property lawyer will submit your STL application to the Inland Revenue and - assuming they have the money - discharge any land tax liability on your behalf.