Is the fact that my conveyancer in Yeading is not listed on my bank's conveyancing panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable 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 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. Where you are concerned you should contact the Yeading conveyancing practice and enquire why they are no longer on the approved list for your lender.
It is a dozen years since I purchased my property in Yeading. Conveyancing solicitors have now been appointed on the sale but I can't track down the title documents. Is this a major issue?
You need not be too concerned. Firstly the deeds may be kept by the lender or they could be archived with the lawyers who acted in your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Yeading relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
I am purchasing a house and the conveyancer has identified Chancel Repair to which the property could be liable because it falls into the area of such a church. He has suggested insurance. Is this really required for conveyancing in Yeading
Unless a previous acquisition of the house completed after 12 October 2013 you could assume that conveyancing practitioners handling conveyancing in Yeading to remain recommending a chancel search and or insurance against a claim.
We're new on the property ladder - had an offer accepted, yet the selling agent informed us that the vendor will only proceed if we use their chosen lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family solicitor who is familiar with conveyancing in Yeading
We suspect that the seller is unaware of this demand. If they require ‘a quick sale', taking such a hostile approach to a genuine purchaser is is going to put the whole deal at risk. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you are chain free (d) you wish to move quickly (e)however you intend to appoint your own,trusted Yeading conveyancing solicitors - not the ones that will earn the negotiator at the agency a referral fee or achieve conveyancing targets set by head office.
I today plan to offer on a house that appears to meet my requirements, at a great figure which is making it all the more appealing. I have subsequently found out that the title is leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Yeading. Conveyancing solicitors have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Yeading ?
Most houses in Yeading are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Yeading so you should seriously consider shopping around for a Yeading conveyancing practitioner and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’spermission to carry out alterations. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your lawyer will report to you on the legal implications.
We have reached the end of our tether in negotiating a lease extension in Yeading. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a Yeading conveyancing firm who can help.
An example of a lease Extension case for a Yeading premises is 25 Beechwood Avenue in November 2012. the Tribunal accordingly determined that the premium for the lease extension should be £24,353. This case affected 1 flat. The unexpired term as at the valuation date was 58.19 years.
The financial adviser has recommended their solicitor for the conveyancing in Yeading - won’t it be easier to just instruct them?
It is not always the case and you are free to instruct whichever lawyer you decide for your Yeading conveyancing. A conveyancer recommended by a 3rd party adviser may not necessarily be the right conveyancing practitioner, they may put forward their own conveyancing firm who are based remotely. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.