Am I correct in assuming that the fact that my solicitor in Deal is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
That is more than likely 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) low volume 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. Where you are concerned you should simply call the Deal conveyancing practice and ask them why they are no longer on the approved list for your bank.
As a first time buyer what is the most important piece of guidance you can give me concerning purchase conveyancing in Deal?
Not many law firms shout this from the rooftops but conveyancing in Deal or throughout Kent is often a confrontational process. In other words, when it comes to conveyancing there is lots of room for friction between you and other parties involved in the ownership transfer. For example, the seller, property agent and sometimes the bank. Choosing a solicitor for your conveyancing in Deal an important selection as your conveyancer is your adviser, and is the ONE person in the transaction whose responsibility is to protect your legal interests and to protect you.
There is a definite increase of a "blame" culture- someone must be blamed for the process being so protracted. You your first instinct should be to trust your lawyer ahead of all other players when it comes to the legal assignment of property.
Should our solicitor be making enquiries concerning flooding during the conveyancing in Deal.
Flooding is a growing risk for conveyancers specialising in conveyancing in Deal. There are those who acquire a property in Deal, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, but there are a number of searches that may be initiated by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Deal. The conventional set of completed inquiry forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to determine if the property has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the owner, then a purchaser could issue a legal claim for losses resulting from an incorrect response. The buyer’s lawyers may also order an enviro report. This should reveal if there is a recorded flood risk. If so, additional inquiries should be carried out.
The deeds to our house are lost. The solicitors who dealt with the conveyancing in Deal 5 years ago have long since closed. What are my next steps?
Gone are the days when you need to hold title original deeds to evidence that you own the land or premises, as the Land Registry have everything they need in a digital format.
Is it possible to swap solicitor as I need to instruct a firm on the Leeds Building Society conveyancing list. I hired a high street conveyancing solicitor in Deal round the corner but he is not approved by Leeds Building Society
We will our best to assist in finding you a conveyancing solicitor in Deal on the Leeds Building Society panel. Please note that the property lawyers that we list do not pay us fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Deal. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Deal.
I have just appointed agents to market my 2 bed flat in Deal. Conveyancing is yet to be initiated, however I have recently had a yearly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the service charge as you normally would given that all ground rent and service charges should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I invested in buying a leasehold flat in Deal, conveyancing formalities finalised in 2009. Can you work out an approximate cost of a lease extension? Similar properties in Deal with an extended lease are worth £171,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2103
With just 79 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.