Am I correct in assuming that the fact that my solicitor in Yiewsley is not identified on my lender's conveyancing panel that there is a problem with the standard of her work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer 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 Yiewsley conveyancing firm and enquire why they are no longer on the approved list for your bank.
What happens if my lawyer’s firm is suspended from the Skipton Solicitor panel ahead of completing my conveyancing in Yiewsley?
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 at a cost.
How does conveyancing in Yiewsley differ for newly converted properties?
Most buyers of new build property in Yiewsley approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because builders in Yiewsley usually buy the real estate, 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 conveyancers 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 accustomed to new build conveyancing in Yiewsley or who has acted in the same development.
I am looking for a ground for flat up to £235,500 and found one near me in Yiewsley I like with open areas and transport links nearby, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Yiewsley suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage that many years will be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
Is there anything unique about your site and alternative web based conveyancing solicitors for conveyancing in Yiewsley?
At this site obtain a conveyancing quote from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Yiewsley. Unlike many estate agents and many comparison sites we are not in the business of charging firms a commission if you instruct them for your home move in Yiewsley
My estate agent has suggested using their property lawyer for the conveyancing in Yiewsley - won’t it be advisable to just use them?
It is not always the case and you are at liberty to instruct whichever conveyancer you decide for your Yiewsley conveyancing. The lawyer suggested by a 3rd party adviser may not necessarily be the best conveyancing practitioner, they may put forward their own conveyancing firm who are based remotely. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.