Am I correct in assuming that the fact that my conveyancer in Chard is not on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
That is most likely a wrong assumption to make. 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) 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. If you are concerned you should simply call the Chard conveyancing practice and enquire why they are no longer on the approved list for your lender.
I had intended to instruct a property lawyer in Chard for our home move. Our broker has since notified us that our mortgage lenders Halifax won't deal with them. Surely this is unfair competition?
A decade ago most lenders had a different appetite for risk. Almost all Chard conveyancing firms would have been on many mortgage company panels. The FSA in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms concerning their operations and the individuals who work for them and set certain criteria such a completing on a minimum number of transactions. Many Chard conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Chard is one of the thousands of locations where the solicitors we recommend are members of the panel for Halifax.
A colleague advised me that where I am buying in Chard I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Chard conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Chard around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Chard Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding Chard.
How does conveyancing in Chard differ for newly converted properties?
Most buyers of new build or newly converted property in Chard come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Chard usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Chard or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 impact my commercial property in Chard and how can your lawyers assist?
The 1954 Act provides security of tenure to commercial tenants, giving them the right to make a request to court for a renewal lease and remain in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Chard is one of our numerous areas of the UK in which the firms we work with are based
We're novice buyers - agreed a price, yet the property agent advised that the seller will only go ahead if we instruct their chosen lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local conveyancer used to conveyancing in Chard
We suspect that the seller is unaware of this ultimatum. If they desire ‘a quick sale', turning down a motivated purchaser is going to damage their objectives. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Chard conveyancing firm - as opposed tothose that will earn the estate agent a commission or achieve conveyancing figures set by head office.