Is the fact that my solicitor in Beaufort is not identified on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible 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 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. Where you are concerned you should simply call the Beaufort conveyancing firm and ask them why they are no longer on the approved list for your bank.
We are purchasing a 3 bedroom semi in Beaufort. Our aim is to carry out a loft conversion at the property.Will legal conveyancing on the property include checks to see if these works are permitted?
Your conveyancer will review the deeds as conveyancing in Beaufort can occasionally identify restrictions in the title deeds which restrict categories of alterations or need the permission of another owner. Many additions need local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.
My wife and I have organised a further advance on our mortgage from Leeds Building Society as we wish to carry out a loft conversion to our house in Beaufort. Are we obliged to select a nearby Beaufort solicitor on the Leeds Building Society conveyancing panel to deal with the legals?
Leeds Building Society do not ordinarily instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society conveyancing panel.
Kent Reliance have agreed my mortgage in principle, my bid on a property in Beaufort has been agreed to, now what?
Your estate agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s approved list). Call up Kent Reliance or your broker and complete any outstanding forms. Kent Reliance will sellect a valuer who will get in contact with the selling agent or owners to schedule a slot for the valuation to happen. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. Kent Reliance will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Beaufort.
Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Beaufort?
Many commercial conveyancing solicitors in Beaufort will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Beaufort. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Beaufort.
For each commercial conveyancing transaction in Beaufort it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Beaufort commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Beaufort.
Me and my brother own a semi-detached Georgian house in Beaufort. Conveyancing solicitor represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the matching address. Is it worth asking Leeds Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Beaufort and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing lawyer who conducted the conveyancing.
Over the last few months I have been searching for a ground for flat up to £195,000 and found one close by in Beaufort I like with amenity areas and railway links nearby, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Beaufort in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the shortness of the lease may be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.