Is the fact that my conveyancer in Gunnersbury is not on my lender's conveyancing panel that there is a problem with the quality 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 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 Gunnersbury conveyancing firm and enquire why they are no longer on the approved list for your bank.
I require conveyancing for a flat in a fairly new development (five years built) in Gunnersbury. 95% of the appartments have already been sold. Do I need carry out the neighbourhood searches as part of conveyancing in Gunnersbury?
You would be opening yourself up to an unnecessary risk in failing carrying out Gunnersbury conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would strongly advise in the strongest possible terms that your conveyancer conducts them. Where speed and expenses are primary concerns you should discuss with your solicitor about the option of search insurance
We are purchasing a 4 bedroom semi-detached house in Gunnersbury. The intention is to an extension at the rear at the house.Will the conveyancing process include investigations to ascertain if these alterations were previously refused?
Your conveyancer will review the deeds as conveyancing in Gunnersbury can sometimes reveal restrictions in the title deeds which restrict categories of alterations or necessitated the permission of another owner. Many extensions require local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
Are all Gunnersbury Conveyancing Quality Solicitors on the Yorkshire BS conveyancing panel?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel membership 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 join their approved list of firms.
My wife and I are spending time viewing apartments in Gunnersbury and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a home loan with RBS.
It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are seeking a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.
Various internet forums that I have come across warn that are a common cause of hinderance in Gunnersbury house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Gunnersbury.
I am looking for a conveyancing solicitor in Gunnersbury for my house move. Is there any facility to review a solicitor's complaints history with the profession’s regulator?
Anyone can review published Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training purposes.
Is planning consent necessary to change a single dwelling into two appartments in Gunnersbury? This has been carried out to a property next door to my house in Gunnersbury and was not aware of the conversion until it was complete.
Planning Consent yes. Building Reg Approval yes.