Am I correct in assuming that the fact that my conveyancer in Sidcup is not identified on my lender's solicitor 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 reasonable explanations. Just recently a report by the solicitors regulator revealed 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) 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 contact the Sidcup conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Do the conveyancing practitioners that are recommend execute auction conveyancing in Sidcup?
We know of a few auction solicitors we can connect you with those specialising in auction conveyancing. Sidcup is one of our areas of in which our lawyers cover.
My wife and I purchasing a victorian detached house in Sidcup. We would like to carry out an extension to the side at the house.Will the conveyancing process involve enquiries to determine if these alterations are allowed?
Your solicitor should review the deeds as conveyancing in Sidcup can on occasion identify restrictions in the title deeds which restrict categories of alterations or require the consent of another owner. Many extensions need local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
After weeks of negotiation I have agreed a price on a house in Sidcup. My mortgage broker recommended their conveyancers. I paid an upfront payment of £225. A few days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Nationwide 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 Nationwide 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.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Sidcup solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 Sidcup 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.
I am looking for a ground for flat up to £245,000 and found one near me in Sidcup I like with a park and railway links in the vicinity, the downside is that it's only got 52 years on the lease. There is not much else in Sidcup suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you need a mortgage the shortness of the lease will be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
What makes your site different to alternative online quote calculators for conveyancing in Sidcup?
At this site receive a fixed fee quote from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Sidcup. Unlike many estate agents and brokerage sites we do not operate kick-back deals with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the highest kickback, not the best value conveyancing in Sidcup
Is it best to choose a Sidcup conveyancing lawyer based in the area that I am hoping to buy? We have a good friend who can execute the legal work however they are based 400miles away.
The benefit of a local Sidcup conveyancing practice is that you can attend the office to execute documents, hand in your identification documents and apply pressure on them where appropriate. Having local Sidcup know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and they were impressed that must surpass using an unfamiliar Sidcup conveyancing lawyer solely due to them being local.