Is the fact that my conveyancer in Chiseldon is not on my mortgage company's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are plenty of plausible 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 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 Chiseldon conveyancing firm and ask them why they are no longer on the approved list for your lender.
What is the first thing I need to know regarding purchase conveyancing in Chiseldon?
Not many law firms or advisers will tell you this but conveyancing in Chiseldon or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists an abundance of room for friction between you and other parties involved in the ownership transfer. E.g., the seller, property agent and sometimes the mortgage company. Appointing a solicitor for your conveyancing in Chiseldon is a critical decision as your conveyancer is your adviser, and is the ONE person in the transaction whose responsibility is to protect your best interests and to keep you safe.
On occasion a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. As an example, the estate agent may claim to be helping by suggesting your lawyer is wrong. Or your financial adviser may try to convince you to do something that is against your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
We are selling our apartment in Chiseldon. Will my lawyer need to be required to be on the Bank of Ireland conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Chiseldon?
Many commercial conveyancing solicitors in Chiseldon will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Chiseldon. The search result sets out definitive information 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 Chiseldon.
For every commercial conveyancing transaction in Chiseldon it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Chiseldon commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Chiseldon.
Due to the guidance of my in-laws I had a survey completed on a property in Chiseldon ahead of instructing solicitors. I have been informed that there is a flying freehold element to the property. My surveyor advised that some lenders tend not give a mortgage on this type of house.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Chiseldon. Conveyancing will be smoother if you use a solicitor in Chiseldon especially if they are accustomed to such properties in Chiseldon.
Is there a reason that Chiseldon conveyancing fees are higher for leasehold and freehold properties?
If buying a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control