Is the fact that my solicitor in Buckden is not listed on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
That would more than likely be 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 simply call the Buckden conveyancing firm and ask them why they are no longer on the approved list for your bank.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather appoint a local conveyancing solicitor in Buckden?
You should check but the chances are that appoint one of their panel conveyancers where you want the "fee-free" deal. Contact the bank and determine if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Buckden.
A relative advised me that in purchasing a property in Buckden there could be various restrictions preventing external changes to a property. Is this right?
We are aware of anumerous of properties in Buckden which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Buckden should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm the single recipient of my late father’s will with all property in now in my sole name, including the my former home in Buckden. The Buckden property was put into my name in February. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership could be considered the same way as if I'd bought the house in February. Do I have to wait half a year to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How practical a view mortgage companies take of it, depend on the mortgage company as this obligation is chiefly there to identify subsales or the wholesaling and assigning of properties.
It is unclear whether my bank requires a lease extension. I have telephoned my Buckden building society branch on a couple of occasions and was advised it wasn't an issue and they would lend. My Buckden conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the lawyer is on the lender panel, they must comply with the Council of Mortgage Lenders’ Handbook requirements 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
What does commercial conveyancing in Buckden cover?
Non domestic conveyancing in Buckden incorporates a wide range of services, offered by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
My father-in-law has recommend that I use his conveyancing solicitors in Buckden. Should I use them?
Much as we are happy to recommend a Buckden conveyancing lawyer it’s preferable to select a conveyancing lawyer is to seek guidance from friends or family who have used the firm you're considering.
For various reasons I cannot travel my Buckden conveyancing solicitors office to execute documents for conveyancing in Buckden – will this be problematic?
You need not be concerned. Buckden conveyancing lawyers can conduct home moves for clients from a distance. It is not necessary for you to be able to visit a Buckden conveyancers office. They can handle everything via post, email, telephone and fax.