Am I correct in assuming that the fact that my solicitor in Underwood is not listed on my lender's solicitor panel that there is a problem with the quality of the firm’s work?
That would most likely be a wrong assumption to make. 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 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 simply call the Underwood conveyancing practice and enquire why they are no longer on the approved list for your lender.
I require conveyancing for an apartment in a fairly new development (seven years built) in Underwood. The vast majority the properties have already been occupied. Is it really necessary to order conveyancing searches as part of conveyancing in Underwood?
Conveyancing Searches are a critical link in the Underwood conveyancing process. There are numerous search providers who offer Underwood conveyancing searches, as well straight from the local authority. These are generally termed personal search providers and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.
I am due to move home in April. Should my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you put forward a removal company in Underwood. Conveyancing solicitor was organised prior to coming across your site.
On the day of completion you will need to pick up the house keys from your selling agent however this can only be done once the vendors solicitors advise the agent that the monies to complete are in and the keys can be given over. After that you should advise the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can help you find a conveyancing in Underwood or a lawyer with expertise in conveyancing in Underwood.
We have agreed to purchase a house in Underwood. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?
As your lender is Aldermore your lawyer must comply with the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Aldermore where a lease fails to meet these conditions. The provisions relate to the installation of panels on properties countrywide and is not limited to Underwood.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Underwood bank branch on a couple of occasions and was informed it wasn't a problem and they would lend. My Underwood conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend in accordance with their specific requirements. Who do I believe?
As long as the solicitor is on the lender panel, she or he must follow the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have been told that property searches are the main cause of delay in Underwood house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Underwood.
I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Underwood I like with open areas and transport links in the vicinity, the downside is that it only has 61 years on the lease. There is not much else in Underwood in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a home loan the shortness of the lease will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
How difficult is it to transfer to a new firm as I have to find one who is on the Britannia conveyancing panel. I hired a local conveyancing solicitor in Underwood round the corner but he is not accepted by Britannia
It would be our pleasure to assist you find a conveyancing solicitor in Underwood on the Britannia panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Underwood. Using the find a conveyancing solicitor tool on this website, you can compare costs for conveyancing solicitors in Underwood and throughout England and Wales.