Is the fact that my solicitor in Brixham is not listed on my lender's solicitor panel that there is a problem with the quality of her conveyancing?
That is most likely 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 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. Where you are concerned you should contact the Brixham conveyancing practice and ask them why they are no longer on the approved list for your bank.
We are planning to acquire a property and need a conveyancing solicitor in Brixham who is on the Clydesdale conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Brixham.
We are buying a detached bungalow in Brixham. Our aim is to carry out a loft conversion at the property.Will the conveyancing process include checks to ascertain if these alterations are allowed?
Your property lawyer should review the registered title as conveyancing in Brixham will sometimes reveal restrictions in the title documents which prohibit categories of works or need the consent of a 3rd party. Certain works call for local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.
It is not clear whether my mortgage offer requires a lease extension. I have called into my local Brixham building society branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Brixham conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their published requirements. Who do I believe?
Provided that the conveyancer is on the lender approved list, they must follow the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
After much negotiation I have agreed a price on a house in Brixham. My financial adviser pressured me to appoint their conveyancer. I paid an upfront payment of £225. Not long after, the solicitor contacted me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Action Conveyancing a few years ago for my conveyancing in Brixham. Now, I need my documents however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Brixham of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Estate agents have just been given the go-ahead to market my basement flat in Brixham. Conveyancing has not commenced, but I have just had a yearly maintenance charge invoice – Do I pay up?
It best that you pay the maintenance contribution as normal because all rents and maintenance payments should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Brixham Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying
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How many of the leaseholders are in arrears for their maintenance charge payments? What prohibitions are contained in the Brixham Lease? This question is important as a) areas can result in problems in the block as the communal areas may begin to deteriorate if maintenance remain unpaid b) if the leaseholders have an issue with the managing agents you will wish to have all the details
We are midway through purchasing a residence in Brixham. Conveyancing solicitor has told us the title is "Leasehold". Does this adversely affect our mortgage valuation?
Brixham conveyancing does not ordinarily involve leasehold houses. The main consideration here is the unexpired lease term and the ground rent. If it's 999 years with a nominal rent, it's almost the same as freehold, so it shouldn't impact the marketability too much.
At the other extreme, if it's, say, Sixty years it will have a material effect on the value, and most likely wouldn't be acceptable to the bank. The length of lease and ground rent will be specified in the lease which should be made available to your solicitor.