Am I correct in assuming that the fact that my solicitor in Swanscombe is not on my bank's conveyancing 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. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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. Where you are concerned you should simply call the Swanscombe conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
The sellers of the home we are purchasing have instructed a conveyancing firm in Swanscombe who has recommended a preliminary contract with a deposit two thousand pounds. Are such agreements sensible?
This kind of arrangement isn't frequently used in Swanscombe, conveyancers are not keen on them as they detract from the primary focus, namely conveyancing and if you end up having your deposit forfeited then the lawyer at best left with an upset client and at worst a litigious one. Secondly, there is no guarantee that just because the seller has signed an exclusivity contract they will sell to you. They may breach the contract if they receive a big enough incentive to do so because an aggrieved purchaser with the benefit of a exclusivity agreement will still have to establish consequential losses from the breach and these may not compare to the extra amount that your seller may gain by breaching the agreement, however morally unworthy that may be.
I am the registered owner of a freehold premises in Swanscombe but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Swanscombe and has limited impact for conveyancing in Swanscombe but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Swanscombe?
Many commercial conveyancing solicitors in Swanscombe will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Swanscombe. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Swanscombe.
For every commercial conveyancing transaction in Swanscombe it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Swanscombe commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Swanscombe.
I'm buying my first flat in Swanscombe with a mortgage from Halifax. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about the extras 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.
Is there anything unique about your site and alternative online quote calculators for conveyancing in Swanscombe?
At this site obtain an accurate quote from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Swanscombe. Unlike many estate agents and brokerage sites we do not have kick-back arrangements with solicitors. Many agents and online brokers 'recommend' the firm paying the highest per referral, rather than the best value conveyancing in Swanscombe