Is the fact that my conveyancer in Southborough is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 simply call the Southborough conveyancing practice and ask them why they are no longer on the approved list for your bank.
We see that you have a search directory identifying law firms on the Kent Reliance conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Southborough?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Southborough.
Should our conveyancer be asking questions about flooding as part of the conveyancing in Southborough.
Flooding is a growing risk for solicitors dealing with homes in Southborough. There are those who buy a house in Southborough, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, but there are a numerous searches that may be carried out by the buyer or by their lawyers which should figure out the risks in Southborough. The standard information supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to determine if the property has ever been flooded. In the event that the premises has been flooded in past and is not disclosed by the seller, then a purchaser could issue a compensation claim resulting from an inaccurate response. A buyer’s solicitors will also conduct an environmental report. This should higlight if there is any known flood risk. If so, further inquiries will need to be made.
How straightforward is it to use your search tool to locate a conveyancing practitioner in Southborough on the approved list for my mortgage?
Step one is to pick a mortgage company such as HSBC Bank, Norwich and Peterborough Building Society or Godiva Mortgages Ltd then type in your preferred area a common one being Southborough. Conveyancing firms in Southborough and beyond will then be identified.
Frank (my husband) and I may need to let out our Southborough garden flat temporarily due to a new job. We instructed a Southborough conveyancing firm in 2003 but they have since shut and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
A small minority of properties in Southborough do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
We have reached the end of our tether in trying to purchase the freehold in Southborough. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to calculate the sum to be paid.
An example of a Lease Extension case for a Southborough residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The remaining number of years on the lease was 50.57 years.
New build sellers have put forward a lawyer and I've sought an estimate from them. It's nearly £400 less expensive than my own Southborough property lawyer. Should I use them?
Housebuilders frequently have panels of property lawyers who are quick and who know the builder's documentation and lawyer. As many developers offer an inducement to select a preferred conveyancing practitioner for this reason, any increased charges can be avoided and a builder won't put forward a conveyancing warehouse and run the risk of having the transaction stall when they want exchange within a tight time frame. A counter-argument for not opting for the recommended conveyancing practitioner is that they may prove unwilling to 'push' your interests at the risk of upsetting the developer. Where you have concerns that this may be the situation you should keep with your high street Southborough solicitor.