Am I correct in assuming that the fact that my conveyancer in Highnam is not on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible 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 most common reasons for removal are: (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 Highnam conveyancing firm and ask them why they are no longer on the approved list for your bank.
I am buying a house without a mortgage in Highnam. I have lived for the previous Seventeen years in Highnam. Conveyancing searches are exorbitant. Given that I have knowledge of the area and road intimately must I have all the conveyancing searches?
In the absence of a home loan, then the vast majority of the Highnam conveyancing searches are at your discretion. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches done, but she is duty bound to do this. Do consider; if you are going to dispose of the house in the future, it may be of importance to your future buyer what the searches disclose. On occasion properties with day to day issues can still throw up detrimental search results. A competent conveyancing solicitor in Highnam should be able to give you some sensible advice here.
My wife and I have a renovated Georgian property in Highnam. Conveyancing lawyer acted for me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Highnam and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing solicitor who carried out the work.
How does conveyancing in Highnam differ for new build properties?
Most buyers of new build premises in Highnam come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because builders in Highnam typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Highnam or who has acted in the same development.
Am I best advised to go with a Highnam conveyancing solicitor who is local to the property I am purchasing? We have a good friend who can perform the legal formalities however his firm is located 200miles away.
The primary upside of using a high street Highnam conveyancing practice is that you can pop in to sign documents, present your ID and apply pressure on them where appropriate. Having local Highnam know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and the majority were content that must surpass using an unfamiliar Highnam conveyancing solicitor just because they are local.
I have recently placed an offer on a leasehold flat in Highnam and the broker that we are dealing with recommended his solicitor. She quoted £1000 excluding VAT and 3rd party costs. Does this sound reasonable?
Don't just go on a single quote. You should seek like-for-like quotes for your conveyancing in Highnam. Then pick one that you are comfortable with and crucially, is on the approved panel of the mortgage company that you have applied for a mortgage from.