Am I correct in assuming that the fact that my conveyancer in Dollis Hill is not on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. 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) 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. Should you be concerned you should simply call the Dollis Hill conveyancing practice and enquire why they are no longer on the approved list for your bank.
My wife and I are soon to exchange on the purchase of a house in Dollis Hill but as a result of damage from some water damage at the property I have managed to agree recompense from the seller of £3k taking the form of a deduction in the price. I had intended this to be addressed as part of amending the contract however Nottingham are not allowing this. Why were they approached?
Your conveyancing practitioner being on a Nottingham approved list is required to inform Nottingham of any amendments to the purchase price. If you were to refuse your property lawyer to notify the price change to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new conveyancer for your conveyancing in Dollis Hill.
I am purchasing a detached bungalow in Dollis Hill. Our aim is to carry out an extension to the side at the house.Will legal conveyancing on the property include enquiries to ascertain if these alterations are permitted?
Your conveyancer should check the registered title as conveyancing in Dollis Hill can on occasion reveal restrictions in the title deeds which prohibit certain works or need the permission of a 3rd party. Some additions require local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
Is it correct that all Dollis Hill CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved firms?
A selection of banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
We have agreed to purchase a house in Dollis Hill. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?
Given that you are obtaining a mortgage with Yorkshire BS your lawyer must check the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease fails to satisfy these provisions. The requirements relate to the installation of panels on properties nationwide and is not isolated to Dollis Hill.
The deeds to our home are lost. The lawyers who conducted the conveyancing in Dollis Hill 4 years ago no longer exist. Will I be able to sell the house?
You no longer need to hold title official documentation to evidence that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
Over the last few months I have been searching for a flat up to £195,000 and identified one close by in Dollis Hill I like with a park and transport links in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Dollis Hill for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
I am a sole trader planning to take over a lease of a shop on the high street. Can you recommend solicitors offering competitive fees for commercial conveyancing in Dollis Hill for less than £2000?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Dollis Hill, including the sale and purchase of businesses as well as simply property. Whether you are intending to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we will find you the right lawyer. As for the fees these will vary based on the structure and nuances of the deal. Let us have your contact information or email so as to enable us to furnish you with a detailed commercial conveyancing quote.