Am I correct in assuming that the fact that my solicitor in Baildon is not listed on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 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 lawyer 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 Baildon conveyancing practice and enquire why they are no longer on the approved list for your lender.
Why do I have to pay up front for conveyancing in Baildon?
If you are buying a property in Baildon your lawyer will request that you place them with monies to cover the search fees. Normally this is asked for to cover the fees of the Local Authority Search. If any deposit is payable against the sale price then this will be required immediately in advance of exchange of contracts. The closing balance that is due should be sent to your lawyer a few days prior to the completion date.
I completed on my house on 5 April and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Baildon expressed confidence that it would be concluded inside ten days. Are transfers in Baildon uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Baildon registration formalities. Rather than based on location, timeframes can vary subject to who lodges the application, whether it is in order and whether the Land registry have to notify any 3rd parties. At present in the region of 80% of submission are fully addressed in less than three weeks but some can be subject to longer delays. Registration is effected after the new owner is living at the premises so 'speed' is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one close by in Baildon I like with amenity areas and station in the vicinity, the downside is that it only has 52 remaining years left on the lease. There is not much else in Baildon suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan that many years may be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
I need to appoint a conveyancing solicitor for leasehold conveyancing in Baildon. I happened to land on a site which looks to be the perfect answer If it is possible to get all formalities done via email that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?