Is the fact that my conveyancer in Tring is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a 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 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 Tring conveyancing firm and ask them why they are no longer on the approved list for your lender.
I have given 8 weeks notice to my existing landlord and have to be out of my rented flat in Tring by the end of next month. Conveyancing on my purchase has just started. How realistic is it to complete in six weeks as don't want to have to find temporary accommodation?
Generally one should not provide notice for your lease unless you have exchanged. If you have not previously done so, speak to your lawyer and urge them to they chase the other lawyers, try to a target completion date that everyone will look towards
Can you clarify what the consequences are if my solicitor is suspended from the RBS Conveyancing panel ahead of completing my conveyancing in Tring?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I moved into my home on 2 November and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Tring expressed confidence that it should be registered in less than a month. Are transfers in Tring particularly slow to register?
As far as conveyancing in Tring registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. At present roughly three quarters of submission are fully dealt with within two weeks but occasionally there can be longer hold-ups. Registration is effected once the buyer is living at the property thus registration formalities is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.
How does conveyancing in Tring differ for newly converted properties?
Most buyers of new build residence in Tring approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because developers in Tring typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Tring or who has acted in the same development.
I have been on the look out for a flat up to £235,500 and found one round the corner in Tring I like with amenity areas and station nearby, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Tring for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan that many years will be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.