Am I correct in assuming that the fact that my solicitor in Earlsfield is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 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) 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. Should you be concerned you should contact the Earlsfield conveyancing practice and ask them why they are no longer on the approved list for your bank.
This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in Earlsfield. Do I pick up the keys to the house on completion from my conveyancer? If so, I will find a local conveyancing solicitor in Earlsfield?
On the day of completion you will not be required to go to the conveyancers office in Earlsfield. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s conveyancers, and once they have received this, you should be called to receive the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
Can I be sure that the Earlsfield conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Earlsfield seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your conveyancing.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Earlsfield bank branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Earlsfield conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. Who do I believe?
Your solicitor must follow the CML Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Should my conveyancer be asking questions about flooding as part of the conveyancing in Earlsfield.
The risk of flooding is if increasing concern for solicitors dealing with homes in Earlsfield. There are those who acquire a house in Earlsfield, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or by their solicitors which will give them a better appreciation of the risks in Earlsfield. The standard completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to discover if the property has suffered from flooding. If the premises has been flooded in past which is not revealed by the vendor, then a buyer could commence a claim for damages as a result of such an incorrect answer. A buyer’s lawyers should also conduct an enviro search. This will indicate if there is a recorded flood risk. If so, additional investigations will need to be carried out.
I have todayfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Earlsfield for a purchase of a freehold house 10 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The easiest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Earlsfield conveyancing specialists.
I opted to have a survey carried out on a house in Earlsfield before appointing lawyers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some banks may refuse to issue a mortgage on such a home.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. If you call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Earlsfield. Conveyancing may be slightly more expensive based on your lender's requirements.