Is the fact that my solicitor in St Anns is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 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 solicitor 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 St Anns conveyancing firm and enquire why they are no longer on the approved list for your bank.
Our St Anns conveyancer has discovered an inconsistency when comparing the information in the valuation report and what is revealed within the conveyancing documents. My lawyer has advised that he is obliged to check that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance right?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I need some expedited conveyancing in St Anns as I have a deadline to sign on the dotted line within 3 weeks. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are are a cash buyer you are at liberty not to have searches carried out although no conveyancer would advise that you don't. With lots of history conveyancing in St Anns the following are instances of what can arise and adversely impact future saleability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...
Just had an offer accepted on a new build flat in St Anns. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in St Anns
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
My husband and I are a fortnight into a freehold purchase having been referred to solicitors by the local agent to execute conveyancing in St Anns. We are not happy. Could you help me find new solicitors?
They would have to be really bad in order to consider replacing them. Has the loan offer been sent? If so you must advise them of the replacement conveyancer and ensure the loan are re-issued. Your conveyancer needs to be on the banks panel to avoid added charges and complications. So that should be your starting point. Our find a solicitor tool will assist you in finding a lender approved lawyer for your conveyancing in St Anns
Is there a reason that St Anns conveyancing costs differ for leasehold and freehold properties?
If purchasing a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control