Am I correct in assuming that the fact that my solicitor in Prescot is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 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. Should you be concerned you should simply call the Prescot conveyancing firm and ask them why they are no longer on the approved list for your lender.
It is is a decade since I purchased my house in Prescot. Conveyancing lawyers have now been instructed on the sale but I am unable to locate the title deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they could be in the possession of the solicitor who oversaw the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Prescot relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
I used Action Conveyancing a few years ago for my conveyancing in Prescot. Now, I need my files however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Prescot of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Given that I will soon spend over three hundred thousand on 3 bedroom house in Prescot I wish to have a conversation with the solicitor regarding theconveyancing before instructing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer who will be doing your conveyancing in Prescot.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Prescot should be the figure that you end up paying.
I need to instruct a conveyancing solicitor for sale conveyancing in Prescot. I've chance upon a site which seems to have the perfect solution If it is possible to get all formalities done via email that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Due to complete next month on a leasehold property in Prescot. Conveyancing lawyers assured me that they report fully next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Prescot should include some of the following:
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You should be advised what constitutes a Nuisance as far as the lease is concerned Are you allowed to have a pet in the flat? Advice as to the provision in the lease to to contribute towards maintenance costs - in relation to the building, and the more general rights a leaseholder has Setting out your legal entitlements in relation to the communal areas in the block.By way of example, does the lease contain a right of way over an accessway or hallways?
Prescot Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
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This question is useful as a) areas may cause problems in the building as the common areas may start to deteriorate where repairs remain unpaid b) if the tenants have an issue with the managing agents you will want to know about it You should be aware that where the lease has no more than eighty years it will have adverse implications on the value of the property. It is worth checking with your lender that they are content with residual term of the lease. A short lease means that you will most likely have to extend the lease at some point and you need to have some idea of what this will be. For most Prescotlease extensions you would be required to have owned the property for a couple of years in order to be legally able to exercise a lease extension. How much is the annual maintenance fee and ground rent?