Is the fact that my conveyancer in Swiss Cottage is not on my bank's conveyancing panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 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 Swiss Cottage conveyancing firm and enquire why they are no longer on the approved list for your bank.
When can the exchange of contracts occur in purchase conveyancing in Swiss Cottage and am I required to be at the conveyancers office?
If you are round the corner to our conveyancing solicitors in Swiss Cottage you are invited in to sign documents. That being said, the lender approved solicitors we work with offer a countrywide conveyancing service and give just as comprehensive and professional a job for you when dealing with you digitally. The signing of the contract is not the point of no return. A signed contract is necessary for the conveyancer to officially exchange when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Swiss Cottage)to be in the office available at the end of the phone to exchange contracts.
I am looking for a ground for flat up to £195,000 and identified one near me in Swiss Cottage I like with amenity areas and transport links in the vicinity, the downside is that it only has 52 years unexpired on the lease. There is not much else in Swiss Cottage for this price, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage that many years will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
Should I be suspicious about estate agents that I am dealing with are recommending a factory type conveyancing firm as opposed to a local Swiss Cottage conveyancing practice?
As with many service providers, often recommendations from family and friends can be worth their weight in gold. But there are many people with a keen interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may recommend conveyancers to select. On occasion these conveyancers might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the recommendation. You are at liberty to appoint your preferred conveyancer. You need to be aware that the majority of lenders operate an approved list of conveyancers you must use for the lender aspect of your house move.
Should I use a Swiss Cottage conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can deal with the conveyancing but they are based 400miles drive away.
The primary upside of using a local Swiss Cottage conveyancing firm is that you can attend the office to sign documents, hand in your ID and apply pressure on them where appropriate. They will also have local intelligence which is a bonus. However it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were content that should surpass using an unfamiliar Swiss Cottage conveyancing lawyer just because they are round the corner.
I see that you have a post code search directory identifying solicitors on the lender conveyancing panel. Do Swiss Cottage conveyancing companies pay you a commission if I retain them for my own house purchase?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Swiss Cottage.