Is the fact that my conveyancer in Hale Barns is not on my lender's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% 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. Should you be concerned you should contact the Hale Barns conveyancing firm and ask them why they are no longer on the approved list for your lender.
As a FTB what is the most important piece of guidance you can give me about purchase conveyancing in Hale Barns?
Not many law firms shout this from the rooftops but conveyancing in Hale Barns or throughout Cheshire is an adversarial process. Put another way, when it comes to conveyancing there is an abundance of room for conflict between you and others involved in the ownership transfer. For instance, the vendor, estate agent and sometimes your lender. Appointing a law firm for your conveyancing in Hale Barns an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose responsibility is to look after your best interests and to protect you.
There is a definite ongoing adversarial element to conveyancing- someone must be at fault for the process being so protracted. You must always trust your solicitor above the other players when it comes to the legal transfer of property.
We are downsizing from our property in Hale Barns and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Hale Barns conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Hale Barns. We have lived in Hale Barns for many years we know that this is a non issue. Should we contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who did the conveyancing in Hale Barns 4 years ago have long since closed. What do I do?
As long as the title is registered the details of your proprietorship will be documented by HMLR with a Title Number. It is easy to execute a search at the Land Registry, identify your house and secure up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one near me in Hale Barns I like with amenity areas and station in the vicinity, however it's only got 51 years on the lease. I can't really find anything else in Hale Barns suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
Do I stop my mortgage payments with Principality as soon as a completion date for my sale in Hale Barns has been agreed?
No, you should keep meeting any mortgage sums to Principality until the mortgage is discharged on completion as part of your Hale Barns conveyancing.