Is the fact that my conveyancer in Royton is not identified on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a 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) 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. If you are concerned you should contact the Royton conveyancing practice and enquire why they are no longer on the approved list for your lender.
As someone not used to the Royton conveyancing process what is the number one tip you can impart for the house moving process in Royton
Not many law firms shout this from the rooftops but conveyancing in Royton and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists plenty of room for friction between you and others involved in the home moving process. For example, the seller, estate agent and on occasion your bank. Choosing a law firm for your conveyancing in Royton should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the transaction whose responsibility is to look after your best interests and to protect you.
We are witnessing a distinct ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. We recommend that you must always trust your conveyancer above all other parties when it comes to the legal transfer of property.
I am looking for a leasehold apartment up to £195,000 and found one close by in Royton I like with amenity areas and transport links nearby, the downside is that it only has 52 years on the lease. I can't really find anything else in Royton for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage that many years will be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
How difficult is it to change solicitor as I need to find a firm on the Britannia conveyancing list. I was using a high street conveyancing solicitor in Royton five minutes from me but he is not accepted by Britannia
It would be our pleasure to help you find a conveyancing solicitor in Royton on the Britannia panel. Please note that the property lawyers that we list do not pay us a referral fee if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Royton. Using the find a conveyancing solicitor tool on this site, you can compare charges for conveyancing solicitors in Royton and throughout England and Wales.
As co-executor for the will of my father I am selling a property in Swansea but I am based in Royton. My solicitor (based 260 miles awayrequires that I sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing lawyer in Royton to witness and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in Royton
There are numerous properties in Royton on unadopted roads. We are purchasing one such property. Are there any advantages to buying a house on a privately owned road?
Royton conveyancing lawyers will be used to dealing propertieson unadopted roads. Your property lawyer will review the Land Registry data to find any rights or liabilities. In many cases there is a management company (wholly owned by residents) that proprietors pay into for the upkeep of the road. If there is one, the road should be maintained and look better than publicly owned.