Am I correct in assuming that the fact that my conveyancer in Highams Park is not listed on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
That would more than likely be an incorrect assumption to make. There are plenty of 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 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 contact the Highams Park conveyancing practice and ask them why they are no longer on the approved list for your bank.
It is 10 years ago since I acquired my house in Highams Park. Conveyancing lawyers have recently been retained on the sale but I can't find the title documents. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be kept by the mortgage company or they may be in the possession of the lawyers who oversaw your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Highams Park relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather use a Highams Park based conveyancing firm?
Do check but the the likelihood is that appoint one of their panel conveyancers where you accept the "fee-free" incentive. Call the lender and see if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Highams Park.
I am planning on selling our property in Highams Park and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Highams Park conveyancer would know that there is no such problem. It does beg the question why the buyers used an online conveyancing practice rather than a conveyancing solicitor in Highams Park. Having lived in Highams Park for 5 years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to 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 life insurance to cover that same sickness)
About to purchase a new build flat in Highams Park. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Highams Park
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
My husband and I are one month into a residential purchase having been recommend to a firm by the high street agent to perform conveyancing in Highams Park. I am am starting to be dissatisfied with the level of service. Can you you assist me in finding new lawyers?
A lawyer would need to be very poor in order to consider replacing them. Has your loan offer been issued? In the event that it has you must inform them of the replacement solicitor and get the mortgage documents are re-sent. Your new conveyancer needs to be on the lenders approved list to avoid escalating fees and complications. So that should be your starting point. The find a solicitor tool will assist you in finding a bank approved conveyancer for your home move in Highams Park