Am I correct in assuming that the fact that my solicitor in Farnham is not identified on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters 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. Where you are concerned you should simply call the Farnham conveyancing practice and ask them why they are no longer on the approved list for your bank.
Completed the sale of my flat in Farnham last August but my buyer keeps SMS messaging daily to moan that their lawyer is waiting to hear from mysolicitor. What should have happened now that I have sold?
Post completion of your sale your lawyer is obliged to deliver the transfer deeds and all additional paperwork to the purchaser's lawyers. Where appropriate, your solicitor should also confirm that the home loan has been paid off to the buyers conveyancers. There are no post completion requirements unique to conveyancing in Farnham.
What is the optimum way to investigate if the solicitor conducting my conveyancing in Farnham is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Alliance & Leicester thus spending £175.00 in additional conveyancing bill.
You should take advantage of the find a conveyancing panel solicitor tool on this page. Please choose the lender and type ‘Farnham’ or your location and you will be presented with a number of lawyer based in Farnham or nearest you.
I have todaybeen informed that Action Conveyancing have closed. They conducted my conveyancing in Farnham for a purchase of a freehold house 9 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The easiest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Farnham conveyancing specialists.
I need to instruct a conveyancing solicitor in Farnham for my purchase. Is there any facility to check a solicitor's complaints history with the profession’s regulator?
You may find documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator could recorded call for training purposes.
Do you have any top tips for leasehold conveyancing in Farnham with the aim of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Farnham can be reduced if you get in touch lawyers as soon as you market your property and ask them to put together the leasehold information needed by the buyers’ representatives. If you are supposed to have a share in the freehold, you should ensure that you have the original share certificate. Arranging a duplicate share certificate can be a time consuming process and delays many a Farnham conveyancing deal. Where a new share certificate is needed, do contact the company director and secretary or managing agents (where applicable) for this as soon as possible. A minority of Farnham leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you have carried out any alterations to the premises would they have required Landlord’s permission? In particular have you laid down wooden flooring? Farnham leases often stipulate that internal structural changes or laying down wooden flooring require a licence issued by the Landlord consenting to such changes. Where you fail to have the approvals in place you should not contact the landlord without contacting your solicitor in advance. If you have had conflict with your freeholder or managing agents it is very important that these are settled before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is unresolved. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as historic rather than unsettled.
Farnham Leasehold Conveyancing - Sample of Queries before buying
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Where a Farnham lease has fewer than eighty years it will have adverse implications on the salability of the apartment. It is worth checking with your bank that they are content with the length of the lease. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this will be. Remember, in most cases you would need to own the property for two years before you are eligible to extend the lease. Who is in charge of the block?