Is the fact that my solicitor in Rayleigh is not identified on my lender's solicitor panel that there is a problem with the quality of the firm’s work?
That would more than likely be 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. Should you be concerned you should simply call the Rayleigh conveyancing practice and ask them why they are no longer on the approved list for your bank.
I require expedited conveyancing in Rayleigh as I have pressure to complete in less than one month. Thankfully I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you have the choice not to have searches carried out although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Rayleigh the following are instances of issues that can crop up and adversely affect the marketability of the property: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
I have justbecome aware that Arc property Solicitors have closed. They conducted my conveyancing in Rayleigh for a purchase of a leasehold flat 9 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?
The easiest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Rayleigh conveyancing specialists.
How difficult is it to switch conveyancer as I need to select a firm on the Lloyds TSB Bank conveyancing list. I instructed a local conveyancing solicitor in Rayleigh five minutes from me but he is not accepted by Lloyds TSB Bank
We will our best to assist in finding you a conveyancing solicitor in Rayleigh on the Lloyds TSB Bank panel. Please note that the law firms that we list do not pay us commission if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Rayleigh. In utilising the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Rayleigh.
My husband and I may need to sub-let our Rayleigh ground floor flat temporarily due to taking a sabbatical. We instructed a Rayleigh conveyancing practice in 2002 but they have since shut and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Notwithstanding that your previous Rayleigh conveyancing lawyer is no longer available you can check your lease to see if it allows you to sublet the premises. The accepted inference is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you need to seek permission from your landlord or other appropriate person before subletting. This means that you cannot sublet in the absence of prior consent. Such consent is not allowed to be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
Rayleigh Leasehold Conveyancing - Sample of Questions you should ask before buying
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How much is the annual service fee and ground rent? The answer will be helpful as a) areas may cause problems in the building as the common areas may start to deteriorate where repairs remain unpaid b) if the leaseholders have an issue with the running of the building you will wish to have all the details
How much will conveyancing in Rayleigh cost?
The total sum levied for Rayleigh conveyancing charges will vary dramatically from lawyer to lawyer. This makes it is particularly necessary for you to have a full summary of fees before you instruct a conveyancer. You should also consider asking a couple fee estimate.