Am I correct in assuming that the fact that my conveyancer in South Oxhey is not listed on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
It would not be wise 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 top 5 reasons are as follows: (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 contact the South Oxhey conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am purchasing a property for cash in South Oxhey. I have lived for the last Seventeen years in South Oxhey. Conveyancing searches are a lot of money. As I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then all but one or two of the South Oxhey conveyancing searches are at your discretion. Your conveyancer will try and sway you, perhaps strongly, that you should have searches carried out, but she is duty bound to do this. One thing to consider; if you are going to sell the house in the future, it will be of interest to your prospective purchaser what the searches disclose. On occasion properties with day to day issues can still reveal negative search results. A good conveyancing solicitor in South Oxhey should be able to give you some constructive guidance in this regard.
What is the best way to check that the solicitor conducting my conveyancing in South Oxhey is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for TSB thus paying £187.00 plus VAT in another set of legal charges.
You should take advantage of the search tool on this site. Please choose the mortgage company and type ‘South Oxhey’ or your location and you will see a number of lawyer based in South Oxhey or nearest you.
Just had an offer accepted on a new build flat in South Oxhey. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in South Oxhey
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I am one month into a leasehold purchase having been directed to conveyancers by the estate agent to do our conveyancing in South Oxhey. I am not happy. Can you help me find new lawyers?
They would need to be very bad to suggest replacing them. Has your mortgage been issued? If so you will need to inform them of the new contact details and have the loan are re-issued. The solicitor ideally should be on the banks approved list to avoid supplemental charges and frustration. So that should be your starting point. The find a solicitor tool will assist you in finding a lender approved conveyancer for your conveyancing in South Oxhey
I dont have enough spare funds to pay a 10% deposit on my apartment purchase in South Oxhey , but I still want to go ahead. What can I do?
One option is to try and accept a lesser deposit. Most vendors will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute