Am I correct in assuming that the fact that my solicitor in Sanderstead is not listed on my bank's solicitor panel that there is a problem with the standard of her conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent 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 lawyer 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 Sanderstead conveyancing practice and ask them why they are no longer on the approved list for your lender.
Our Sanderstead solicitor has discovered a difference between the assumptions in the home valuation report and what is revealed within the title deeds. My lawyer has advised that he must ensure that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s approach right?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Why do I have to pay up front when it comes to conveyancing in Sanderstead?
Where you are retaining lawyers for conveyancing in Sanderstead your solicitor will ask you to provide them with monies to cover the the cost of the conveyancing searches. Generally this is asked for to cover the fees of the Local Authority Search. When the down payment is payable against the purchase price then this will be required immediately before contracts are exchanged. The closing balance that is needed should be sent to your lawyer shortly before completion.
How can we know in advance if a Sanderstead conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Sanderstead seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your transaction.
I recently had an offer accepted on a house in Sanderstead. My mortgage broker recommended their conveyancers. I paid an advanced payment of £200. Not long after, the conveyancing practitioner called me sheepishly admitting that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Sanderstead solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Sanderstead surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
What does a local search reveal concerning the property I am buying in Sanderstead?
Sanderstead conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search plays a central part in many a Sanderstead conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications relevant to the property (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 thirteen subject sections.
How does the Landlord & Tenant Act 1954 impact my business property in Sanderstead and how can you help?
The particular law that you refer to affords security of tenure to commercial lessees, granting the legal entitlement to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Sanderstead is one of the hundreds of locations in which our lawyers are based