Am I correct in assuming that the fact that my solicitor in Gotham is not listed on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 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) lack 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. If you are concerned you should simply call the Gotham conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
We are purchasing a house and need a conveyancing solicitor in Gotham who is on the Virgin Money approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Gotham.
I happen to be the only recipient of my late grandmother’s estate and I have everything in my name now, including the house in Gotham. The Gotham property was put into my name in January. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship will be treated the same way as though I had purchased the property in January. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How practical a view banks take of it, depend on the mortgage company as this clause is chiefly there to capture the purchase and immediately sell or the wholesaling and assigning of properties.
I am currently in the process of buying my council flat in Gotham. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Gotham solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Gotham postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Gotham.
Do commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Gotham?
Its becoming the norm that commercial conveyancing solicitors in Gotham will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Gotham. The report provides 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 Gotham.
For each commercial conveyancing transaction in Gotham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Gotham commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Gotham.
I would like to sublet my leasehold apartment in Gotham. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Some leases for properties in Gotham do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Gotham Leasehold Conveyancing - Examples of Queries Prior to buying
Please note that where the lease has no more than eighty years it will affect the marketability of the flat. It is worth checking with your lender that they are happy with remaining years on the lease. Leases with fewer than 80 years remaining means that you will probably need a lease extension at some point and you need to have some idea of what this would cost. For most Gothamlease extensions you will need to own the premises for 24 months in order to be eligible to extend the lease. How is the lease structured? It would be sensible to find out as much as you can concerning the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are often in the clutches of the managing agents both financially and when it comes to practical matters such as the tidiness of the communal areas. You should not be shy to ask other tenants if they are happy with their management. On a final note, find out the dates that you are obliged pay the service charge to the managing agents and specifically what you get for your money.
My wife and I have chosen a Gotham conveyancing solicitor for our home move (FTB’s) and have noticed in the Ts and Cs that they are not overseen by the Financial Conduct Authority. Need I be worried or is that usually the case with solicitor?
We can't see why they should be. Most property lawyer don't lend money. You should check that they are governed by the SRA, who have stringent obligations in relation to funds deposited in their bank.