Is the fact that my solicitor in Kelsall is not identified on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 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 contact the Kelsall conveyancing firm and enquire why they are no longer on the approved list for your lender.
I am need of leasehold conveyancing for a flat in a relatively new development (five years old) in Kelsall. The vast majority the flats are already occupied. Do I need carry out the neighbourhood searches for my conveyancing in Kelsall?
Where you are obtaining a loan, your lender will need some (many) of the searches so you'll have no choice. If not, then Kelsall conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps strongly, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Kelsall.
I used Stirling Law a few years ago for my conveyancing in Kelsall. Now, I need my documents however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Kelsall of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Kelsall. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Kelsall
-
Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I opted to have a survey carried out on a property in Kelsall prior to instructing solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies tend refuse to grant a loan on this type of home.
It varies from the lender to lender. HSBC has different instructions for example to Nationwide. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Kelsall. Conveyancing will be smoother if you use a solicitor in Kelsall especially if they are acquainted with such properties in Kelsall.
I am a couple of weeks into a leasehold purchase having been directed to solicitors by the estate agent to do our conveyancing in Kelsall. I am not happy. Can you help me find new solicitors?
A lawyer would need to be really bad to suggest changing them. Has the loan offer been sent? If so you need to make them aware of the new contact details and get the loan are re-sent. Your new solicitor ideally needs to be on the banks panel to avoid supplemental fees and complications. That should be your first question of the new conveyancers. The find a solicitor tool should help you find a bank approved conveyancer for your home move in Kelsall