Is the fact that my solicitor in Swavesey is not identified on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly 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 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 Swavesey conveyancing firm and enquire why they are no longer on the approved list for your lender.
It is is a decade since I purchased my property in Swavesey. Conveyancing lawyers have now been appointed on the sale but I am unable to track down my title documents. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be kept by your lender or they could be in the possession of the conveyancers who oversaw your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Swavesey involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one near me in Swavesey I like with amenity areas and railway links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Swavesey suitable, so just wondered if I would be making a grave error buying a short lease?
Should you require a mortgage the remaining unexpired lease term will be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. 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. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
How do I locate a Swavesey law firm on the Aldermore conveyancing panel? I drive a motor bike and am happy to travel upto 10miles to meet the lawyer.
You can use the search on this website. Please pick a bank and your location and you will see a number of Swavesey conveyancing lawyers located nearest you. We have listed some Swavesey conveyancing firms at the bottom of this page and you can call them to verify whether they are on the Aldermore member panel
I am using a search engine for the words conveyancing in Swavesey it brings up many solicitorsin the vicinity. How do I determine which is the right property lawyer for purchase transaction?
The ideal way of choosing a suitable conveyancer is through a trusted testimonial, so ask friends and those you trust who have bought a property in Swavesey or the local estate agent or financial adviser. Costs for conveyancing in Swavesey vary, so it's a good idea to obtain at least three fee calculations from different solicitors. Dont forget to clarify what costs in the quote includes.
Your search tool is useful but there are many lawyers listed near Swavesey being on the mortgage company conveyancing panel. Can you recommend a specific firm on the conveyancing panel for our mortgage company?
We are not in the business of recommending one firm above another as the right Swavesey conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Swavesey knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..