Am I correct in assuming that the fact that my solicitor in Wickford is not listed on my lender's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly 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 top 5 reasons are as follows: (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. Where you are concerned you should contact the Wickford conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am need of leasehold conveyancing for a flat in a relatively new development (seven years built) in Wickford. 95% of the appartments have already been occupied. Is it strictly necessary to order conveyancing searches as part of conveyancing in Wickford?
Conveyancing Searches are a central link in the Wickford conveyancing process. There are a large number of companies delivering Wickford conveyancing searches, as well direct from the local authority. These are known collectively as personal search companies and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authoritative source.
We see that you have a search directory listing law firms on the Nationwide conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Wickford?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Wickford.
I opted to have a survey done on a property in Wickford in advance of appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks may refuse to give a mortgage on a flying freehold house.
It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Wickford. Conveyancing will be smoother if you use a solicitor in Wickford especially if they are accustomed to such properties in Wickford.
How easy is it to switch conveyancer as I have to select one who is on the Barclays Direct conveyancing panel. I instructed a local conveyancing solicitor in Wickford round the corner but he is not accepted by Barclays Direct
It would be our pleasure to help you select a conveyancing solicitor in Wickford on the Barclays Direct panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Wickford. In making use of the find a conveyancing solicitor tool on this page, you can compare charges for conveyancing solicitors in Wickford and beyond.
I've recently bought a leasehold house in Wickford. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Wickford Conveyancing for Leasehold Flats - Examples of Questions you should consider before Purchasing
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Where a Wickford lease has fewer than 80 years it will affect the value of the property. Check with your bank that they are happy with the length of the lease. Leases with less than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and it is worth finding out how much this would cost. For most Wickfordlease extensions you will need to own the property for a couple of years in order to be entitled to extend the lease. Is the freehold owned collectively by the tenants? Is anyone aware of any major works in the near future that could increase the service charges?