Is the fact that my conveyancer in Boston is not listed on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a 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 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 simply call the Boston conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
We are purchasing a house and require a conveyancing solicitor in Boston who is on the Skipton conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Boston.
We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would much rather use a specialised conveyancing solicitor in Boston?
You should check but the chances are that appoint one of their panel conveyancers if you accept the "fee-free" offer. Speak to the lender and explore if they offer you a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Boston.
Have purchased a a detached house in Boston , What is the estimated time for the Land Registry to record my ownership? My Boston conveyancing solicitor has been painfully slow, so I want to be sure that my ownership is recorded.
As far as conveyancing in Boston registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether there are errors and if the Land registry need to notify any interested parties. As of today in the region of three quarters of submission are fully dealt with within two weeks but occasionally there can be extensive hold-ups. Historically registration is effected once the new owner is living at the premises so an expedited registration is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.
I'm remortgaging my primary home to a buy to let loan with Barnsley Building Society and I will use the ballance of the raised equity as a deposit on a second house. The neighborhood we are talking about is Boston. Will your solicitors be able to act for the two lenders and tie in the two deals?
Do use our search tool on this page to check that the solicitors are on the relevant lender panels. Having checked that they are the lawyer will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you solicitor and make apparent your expectations and requirements.
I am in need of some leasehold conveyancing in Boston. Before I get started I require certainty as to the number of years remaining on the lease.
Assuming the lease is registered - and most are in Boston - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Boston Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing
Its a good idea to find out as much as you can regarding the company managing the building as they will either make your living at the property much simpler or a lot more difficult. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to day to day issues such as the tidiness of the communal areas. Don't be afraid to ask other people if they are happy with their service. On a final note, investigate as to the dates that the maintenance charges are due to the managing agents and specifically how they are spending the funds. You should be aware that where the lease has fewer than eighty years it will impact the salability of the apartment. Check with your lender that they are content with residual term of the lease. A short lease means that you will probably require a lease extension sooner rather than later and it is worth finding out what this will be. Remember, in most cases you will need to own the property for 24 months in order to be eligible to extend the lease. Are there any major works in the planning that could increase the maintenance charges?