Am I correct in assuming that the fact that my conveyancer in West Green is not listed on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the West Green conveyancing practice and enquire why they are no longer on the approved list for your lender.
I am buying a property and require a conveyancing solicitor in West Green who is on the Nationwide Building Society conveyancing. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nationwide Building Society in certain locations such as West Green. We dont recommend any particular firm.
My wife and I are purchasing a house in West Green. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to deposit funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in West Green. Do I pick up the keys to the premises on completion from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in West Green?
On the day of completion you do not need to attend the conveyancers office in West Green. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you should be able to receive the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.
We had selected conveyancers with offices in West Green on the Yorkshire BS solicitor approved list. They are now charging me a further amount for the legal aspects of the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your property lawyer can levy a fee for this. This fee is not set by Yorkshire BS but by your West Green property lawyer. Some firms on the Yorkshire BS panel will levy ’dealing with mortgage’ fee and others do not.
I decided to have a survey done on a property in West Green ahead of retaining solicitors. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders may refuse to give a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you contact us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in West Green. Conveyancing may be slightly more expensive based on your lender's requirements.
How does the Landlord & Tenant Act 1954 impact my business premises in West Green and how can your lawyers assist?
The particular law that you refer to affords protection to business tenants, granting the legal entitlement to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. West Green is one of our hundreds of areas of the UK in which our lawyers are located
I need to instruct a conveyancing solicitor for sale conveyancing in West Green. I happened to stumble across a site which appears to be the perfect answer If it is possible to get all this stuff completed via email that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?