Is the fact that my conveyancer in Hither Green is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 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 solicitor 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 simply call the Hither Green conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
It is 10 years ago since I purchased my property in Hither Green. Conveyancing solicitors have now been appointed on the sale but I am unable to track down my deeds. Is this a major issue?
You need not be too concerned. First the deeds may be with the mortgage company or they may be in the possession of the solicitor who oversaw the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Hither Green involves registered property but in the unlikely event that your home is unregistered it is more problematic but is resolvable.
Do commercial conveyancing searches reveal planned roadworks that could affect a commercial site in Hither Green?
Its becoming the norm that commercial conveyancing solicitors in Hither Green will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Hither Green. The report sets out 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 Hither Green.
For each commercial conveyancing transaction in Hither Green 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 can cause delays to Hither Green commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Hither Green.
I'm purchasing my first flat in Hither Green with the aid of help to buy. The builders would not move on the amount so I negotiated 6k of extras instead. The property agent suggested that I not inform my lawyer about the extras as it would jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been on the look out for a flat up to £305k and identified one near me in Hither Green I like with open areas and station in the vicinity, however it only has 61 remaining years left on the lease. There is not much else in Hither Green suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage that many years will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
We are 3 weeks into a leasehold purchase having been directed to a firm by the high street agent to do our conveyancing in Hither Green. I am am extremely frustrated with the level of service. Could you help me find new lawyers?
A conveyancer would need to be really poor to suggest replacing them. Has the loan offer been sent? If so you must advise them of the new solicitor and get the loan are re-sent. Your conveyancer needs to be on the mortgage company approved list to avoid escalating costs and complications. So that should be your starting point. The find a solicitor tool will help you find a lender approved lawyer for your conveyancing in Hither Green