I am not in a position to travel far from Virginia Water. Is there a reason why all Virginia Water solicitors are not on all mortgage company panels?
Before the recession most lenders displayed an attitude to risk which is different from today. The FSA in 2010 carried out a thematic review into fraud which in summary warned lenders: know the conveyancing practitioners on your panel. As a result, banks have since soughtmore information from law firms concerning their operations and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Hundreds of firms have been excluded from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the criteria of volume of transactions the mortgage companies set.
I had intended to instruct a conveyancing solicitor in Virginia Water for our house move. Our broker informed us that our mortgage company Alliance & Leicester won't deal with them. Why is this not regarded as unfair competition?
A bank will direct that a panel conveyancer act for it. You would be expected to bear the cost of this. Do use our tool to find a solicitor to conduct conveyancing in Virginia Water on the Alliance & Leicester member panel.
Due to the input of my in-laws I had a survey completed on a house in Virginia Water ahead of appointing conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies may not issue a mortgage on this type of house.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. If you contact us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Virginia Water. Conveyancing may be slightly more expensive based on your lender's requirements.
In what way does the Landlord & Tenant Act 1954 impact my business premises in Virginia Water and how can your lawyers assist?
The 1954 Act provides security of tenure to business lessees, giving them the dueness to make a request to court for a renewal lease and continue in occupation at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Virginia Water is one of our hundreds of locations in which our lawyers are located
Am I best advised to choose a Virginia Water conveyancing lawyer in close proximity to the house I am purchasing? An old friend can carry out the legal formalities but they are based 200kilometers drive away.
The primary upside of using a local Virginia Water conveyancing practice is that you can attend the office to sign paperwork, present your identification documents and pester them where appropriate. They will also have local intelligence which is a plus. That being said it's more important to get someone that will do a good and efficient job. If other friends have used your friend and the majority were content that must surpass using an unknown Virginia Water conveyancing lawyer solely due to them being round the corner.
We are in the process of purchasing a home in Virginia Water. Conveyancing is not yet done but we would like have our transaction price a secret from sites such as Rightmove. How can this be achieved ?
HM Land Registry are legally obliged to specify price sold data on the official title for domestic properties nationwide which includes homes in Virginia Water. The register of ownership is a public document, so HM Land Registry would be breaking the law excluded certain properties such as your property in Virginia Water.
You can ask HMLR to withhold the amount paid entry but the answer would be in the negative.