Am I correct in assuming that the fact that my solicitor in West Ealing is not listed on my mortgage company's solicitor panel that there is a problem with the quality of her work?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly reasonable 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 West Ealing conveyancing firm and enquire why they are no longer on the approved list for your bank.
Would the conveyancing practitioners listed on your site execute auction conveyancing in West Ealing?
We know of a number of niche practitioners we can put you in touch with those conducting auction conveyancing. West Ealing is just one of hundreds of areas of in which our lawyers cover.
My Solicitor in West Ealing has never been on on the Lloyds TSB Bank Approved Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are excluded from the Lloyds TSB Bank panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your existing West Ealing lawyers but Lloyds TSB Bank will need to retain a solicitor on their list of acceptable firms. This will inevitably rack up the total legal fees as well as result in frustration.
- Find an alternative lawyer to to deal with the purchase, not forgetting to check they are on the Lloyds TSB Bank panel
A colleague advised me that where I am buying in West Ealing I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard West Ealing conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about West Ealing around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, West Ealing Education with plans and statistics, Local Amenities and other useful data regarding West Ealing.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. West Ealing is where the house is located. Is there any advice you can give?
Flying freeholds in West Ealing are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Ealing you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Ealing may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How does the Landlord & Tenant Act 1954 affect my commercial premises in West Ealing and how can your lawyers assist?
The 1954 Act gives protection to business leaseholders, giving them the a statutory right to make a request to court for a renewal lease and continue in occupation when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in West Ealing