Am I correct in assuming that the fact that my conveyancer in Ealing is not on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
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 revealed 76% 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 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 Ealing conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial land in Ealing?
Its becoming the norm that commercial conveyancing solicitors in Ealing will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Ealing. The search result sets out definitive data 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 Ealing.
For each commercial conveyancing transaction in Ealing it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Ealing commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Ealing.
Just bought a terraced house in Ealing , What is the estimated time for the Land Registry to register the transfer to my name? My Ealing conveyancing solicitor has been very slow, so I want to be certain the registration is addressed.
As far as conveyancing in Ealing registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can vary subject to the party submitting the application, whether there are errors and if the Land registry must send notices to any other parties. Currently in the region of three quarters of such applications are completed in less than three weeks but some can be subject to longer delays. Historically registration occurs once the purchaser has moved in to the premises so an expedited registration is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
I have been on the look out for a flat up to £305k and identified one near me in Ealing I like with open areas and transport links nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Ealing in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
We're novice buyers - agreed a price, but the property agent has warned us that the vendor will only go ahead if we appoint the agent's preferred lawyers as they want an ‘expedited deal’. We would rather use a high street solicitor with experience of conveyancing in Ealing
It is unlikely the sellers are driving this. Should the seller want ‘a quick sale', turning down a motivated buyer is counter productive. Bypass the agents and go straight to the owners and make the point that (a)you are serious purchasers (b)you are ready to go, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you will continue to appoint your preferred Ealing conveyancing solicitors - not the ones that will provide their estate agent a referral fee or achieve conveyancing figures pre-set by corporate headquarters.
Should local authority permission be necessary to convert a house into a couple of flats in Ealing? This has been carried out to a property opposite to my home in Ealing and was ignorant of it happening until it was done.
Planning consent is necessary for converting a single house in Ealing into flats but probably not for converting once again to single dwelling-house so, in answer to your question, yes,a it is needed.