Am I correct in assuming that the fact that my solicitor in Ware is not identified on my mortgage company'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 plausible explanations. Just recently a 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) 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. If you are concerned you should contact the Ware conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I have given 8 weeks notice to my existing landlord and must vacate my let out flat in Ware by 4/6/2021. Conveyancing for my house purchase has just started. How realistic is it to complete in 5 weeks as I wish to avoid having to find temporary accommodation?
It is unwise to provide notice on a rental unless you have exchanged. Assuming that you have not previously done so, notify to your lawyer and request that they apply pressure on the other side, try to a target completion date that everyone will work towards
I am due to move property in July. Will my conveyancing solicitor call the removal company on the completion day. As an aside, can you recommend a removal company in Ware. Conveyancing solicitor was chosen before I stumbled across this site.
On the afternoon of completion you can pick up the house keys from the property agent but this can only take place once the vendors solicitors advise the agent that they have the completion monies and the keys can be released. After that you can tell the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you locate a residential property solicitor in Ware or a firm that specialises in conveyancing in Ware.
I'm the sole beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Ware. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be treated the same way as if I'd bought the house in March. Will no one buy the property for half a year?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. many banks would take a sensible view as this provision primarily exists to capture subsales or the flipping of property.
Is it the case that all Ware solicitor firms on the Clydesdale conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be governed by the SRA. Many mortgage companies do permit licenced conveyancers on their panel in which case such practice would be governed by the CLC.
How does conveyancing in Ware differ for newly converted properties?
Most buyers of new build or newly converted property in Ware approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because new home sellers in Ware tend to buy the site, 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 conveyancing solicitors 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 Ware or who has acted in the same development.
How does the Landlord & Tenant Act 1954 impact my business offices in Ware and how can you help?
The particular law that you refer to provides security of tenure to business leaseholders, giving them the right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Ware
My partner has recommend that I use his lawyers for conveyancing in Ware. Should I use them?
No doubt the ideal way to select a conveyancing solicitor is to have guidance from friends or relatives who have actually previously instructed the solicitor you're considering.