Is the fact that my conveyancer in Cheshunt is not on my mortgage company's conveyancing panel that there is a problem with the quality of his work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 Cheshunt conveyancing firm and enquire why they are no longer on the approved list for your bank.
I am need of leasehold conveyancing for an apartment in a fairly new development (6 years built) in Cheshunt. Almost all the flats have already been sold. Do I need carry out the neighbourhood searches for my conveyancing in Cheshunt?
Where you are obtaining a loan, your bank will require some (many) of the searches so you'll have no choice. If not, then Cheshunt conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps strongly, that you should have the searches done, 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 you may need to find a new lawyer for your conveyancing in Cheshunt.
I am buying a 4 bedroom semi-detached house in Cheshunt. Our aim is to an extension at the rear at the property.Will the conveyancing process include checks to determine if these alterations are allowed?
Your solicitor will check the deeds as conveyancing in Cheshunt will on occasion identify restrictions in the title documents which prohibit certain alterations or require the consent of another owner. Some extensions call for local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.
I happen to be the only beneficiary of my late father’s estate with all property in now in my sole name, including the my former home in Cheshunt. The Cheshunt property was put into my name in June. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my property ownership could be considered the same way as if I'd bought the property in June. Will no one buy the property for half a year?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Most lenders would take a practical view as this clause primarily exists to identify the purchase and immediately sell or the flipping of properties.
Are all Cheshunt Conveyancing Quality Solicitors on the Clydesdale conveyancing panel?
Some major lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
I have been told that property searches are the number one cause of obstruction in Cheshunt conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Cheshunt.
Me and my brother purchased a 4 bedroom Victorian property in Cheshunt. Conveyancing solicitor acted for me and Nottingham Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the exact same property. I thought I was buying a freehold how can I check?
You should assess 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cheshunt and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing lawyer who conducted the purchase.
My company is looking to lease a unit on the high street. Can you recommend lawyers offering competitive fees for non-domestic conveyancing in Cheshunt for below £2000?
We can recommend firms who host a wealth of experience of commercial conveyancing in Cheshunt, including the disposal and acquisition of businesses as well as simply premises. If you are looking to buy or lease a shop, pub, restaurant, office, retail unit or a whole business we will find you the right lawyer. As for the fees these will vary based on the structure and terms of the proposed transaction. Let us have your contact information or phone us so that we may supply you with a fixed commercial conveyancing calculation.