Am I correct in assuming that the fact that my solicitor in Somerton is not identified on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 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 Somerton conveyancing firm and enquire why they are no longer on the approved list for your bank.
Do lawyers ask for money up-front for conveyancing in Somerton?
Where you are retaining lawyers for conveyancing in Somerton your solicitor will ask you to provide them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is payable against the sale price then this should be required immediately in advance of contracts are exchanged. Any further balance that is due should be transferred shortly before completion.
The deeds to our property can not be found. The conveyancers who did the conveyancing in Somerton 4 years ago have long since closed. What are my next steps?
In today’s world there are copies made of almost everything, and your conveyancer should be aware exactly where to locate all the suitable paperwork so you may buy or dispose of your property without any difficulty. If copies are not available, your solicitor can put in place insurance or indemnities protecting you against future claims on the premises.
I'm buying my first flat in Somerton with the aid of help to buy. The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not to tell my solicitor about this deal as it will put at risk my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking for a flat up to £245,000 and found one near me in Somerton I like with open areas and station nearby, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Somerton suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a home loan that many years will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may 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 with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
My company is wishing to lease a unit on a shopping parade. Can you recommend conveyancers offering no-sale-no fees for non-domestic conveyancing in Somerton for less than 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Somerton, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. As for the fees these will vary based on the structure and nuances of the deal. Let us have your contact information or email us so that we may provide you with a fixed commercial conveyancing calculation.