Is the fact that my conveyancer in Lansbury is not identified on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Where you are concerned you should contact the Lansbury conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
What can a local search tell me concerning the house I am purchasing in Lansbury?
Lansbury conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for instance Searches UK The local search is essential in every Lansbury conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I have todaydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Lansbury for a purchase of a leasehold flat 10 months ago. How can I establish that the property is in my name in the name of the previous owner?
The quickest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Lansbury conveyancing specialists.
I'm purchasing my first flat in Lansbury benefiting from help to buy. The builders refused to budge the amount so I negotiated 6k of extras instead. The estate agent suggested that I not disclose to my conveyancer about this side-deal as it will jeopardize my mortgage 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.
How can the Landlord & Tenant Act 1954 impact my commercial property in Lansbury and how can you help?
The particular law that you refer to provides security of tenure to commercial tenants, granting the right to apply to court for a new tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Lansbury is one of our hundreds of areas of the UK in which the firms we work with are based
We are 3 weeks into a freehold purchase having been referred to a firm by the local agent to do our conveyancing in Lansbury. We are not happy. Could you help me find new conveyancers?
They would have to be very bad in order to consider changing them. Has the loan offer been generated? In the event that it has you need to inform them of the replacement lawyer and ensure the offer are re-issued. Your new conveyancer should be on the lenders approved list to avoid added charges and frustration. So that should be your first question of the new conveyancers. The find a solicitor tool can assist you in finding a lender approved conveyancer for your home move in Lansbury