Is the fact that my conveyancer in Shanklin is not identified on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of 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) 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 contact the Shanklin conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I have been recommended a conveyancing solicitor in Shanklin. I I am struggling to find out if they are accepted on the Skipton Building Society approved list of lawyers. Can you or the lender confirm if they are on the panel?
The first thing you should do is phone the solicitor and enquire whether they are on the lender panel. Otherwise you can get in touch with Skipton Building Society who may be able to help.
How does conveyancing in Shanklin differ for newly converted properties?
Most buyers of new build residence in Shanklin contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because builders in Shanklin typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Shanklin or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one close by in Shanklin I like with amenity areas and railway links in the vicinity, however it only has 51 years unexpired on the lease. I can't really find anything else in Shanklin in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the shortness of the lease will likely be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
Is it possible to switch conveyancer as I need to appoint a firm on the Barclays conveyancing list. I instructed a family conveyancing solicitor in Shanklin five minutes from me but the firm is not accepted by Barclays
It would be our pleasure to help you select a conveyancing solicitor in Shanklin on the Barclays panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Shanklin. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Shanklin.
Am I better off to appoint a Shanklin conveyancing solicitor who is local to the property I am buying? An old friend can deal with the conveyancing but his firm is located 200kilometers away.
The benefit of a local Shanklin conveyancing firm is that you can pop in to execute documents, present your ID and pester them if necessary. They will also have local intelligence which is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and the majority were impressed that should surpass using an unfamiliar Shanklin conveyancing lawyer just because they are round the corner.