Is the fact that my conveyancer in Woldingham is not on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
That is most likely a wrong assumption to make. There are plenty of reasonable 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 solicitor 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 contact the Woldingham conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Can your site be used to find a Conveyancing solicitor in Woldingham even where I’m not buying or disposing of a house, for example if I intend to buy an office in Woldingham with a loan from Norwich and Peterborough Building Society?
Our comparison service is predominantly utilised to help choose residential conveyancing solicitors in Woldingham but we have set out towards the bottom of this page a selection of Woldingham commercial conveyancing firms. You will need to enquire with the firm directly to check if they can also act for Norwich and Peterborough Building Society
I have a decision in principle. The lender mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would much rather use a Woldingham based conveyancing firm?
You should check but the chances are that allocate you one of their panel solicitors where you accept the "fee-free" offer. Call the mortgage company to check if they make available a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Woldingham.
We are close to exchanging contracts on the sale of our property in Woldingham and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Woldingham lawyer would know that there is no such problem. It does beg the question why the purchasers are using a national conveyancing firm rather than a conveyancing solicitor in Woldingham. We have lived in Woldingham for six years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
How can the Landlord & Tenant Act 1954 impact my commercial premises in Woldingham and how can your lawyers assist?
The 1954 Act provides protection to business lessees, giving them the a statutory right to make a request to court for a new lease and continue in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Woldingham is one of our numerous areas of the UK in which our lawyers are located
We are midway through purchasing a residence in Woldingham. Conveyancing lawyer has told us the property is "Leasehold". Does this impact the marketability of the property?
Woldingham conveyancing does not normally involve leasehold houses. The main consideration here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's essentially freehold, so it’s unlikely to impact the saleability too much.
At the other extreme, if it's, say, fifty five years it will have a adverse impact on the value, and probably wouldn't be mortgageable. The length of lease and ground rent will be specified in the lease to be supplied to your solicitor.