Is the fact that my solicitor in Salcombe is not identified on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of 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 Salcombe conveyancing practice and ask them why they are no longer on the approved list for your lender.
Please could you suggest a Godiva Mortgages Ltd approved Salcombe conveyancing conveyancer finish our home move within a very limited time frame? Am I best advised to choose a high street Salcombe solicitor or a factory type comparison site?
We can recommend some very good Salcombe conveyancing firms. You can also walk up the main road in Salcombe. Approach a couple of law practices and request to speak with a conveyancing solicitor for a fee estimate. Discuss your deadline together with your reasons and ask for a commitment on speed. Appoint the lawyer that genuine.
It is is a decade since I bought my property in Salcombe. Conveyancing lawyers have now been appointed on the sale but I can't track down my title deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be kept by the mortgage company or they may stored with the conveyancers who handled your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Salcombe relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
Various online forums that I have come across warn that are the primary reason for obstruction in Salcombe conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays in the conveyancing process. Searches are unlikely to be the root cause of holding up conveyancing in Salcombe.
In what way can the Landlord & Tenant Act 1954 affect my business offices in Salcombe and how can you help?
The 1954 Act gives protection to commercial tenants, granting the dueness to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Salcombe is one of our hundreds of areas of the UK in which the firms we work with have offices
My husband and I hope to acquire our first house in Salcombe. Conveyancing solicitor already selected. The broker suggested that a survey is not appropriate as the house is just fifteen years old.
You would be best advised to have a Home Buyer's Report. As the property was constructed over a decade ago the property will be without a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report may be sufficient. They will highlight any obvious problems and recommend further investigation if appropriate. If there are any indications of material issues seek a full Building Survey from the beginning.