Am I correct in assuming that the fact that my solicitor in Axminster is not on my bank's conveyancing panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. 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 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 simply call the Axminster conveyancing firm and ask them why they are no longer on the approved list for your bank.
It is 10 years ago since I bought my property in Axminster. Conveyancing lawyers have just been appointed on the sale but I am unable to find my deeds. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be with the mortgage company or they could be in the possession of the lawyers who oversaw your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Axminster relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
I have been told that property searches are the primary reason for hinderance in Axminster conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Local searches are unlikely to be the root cause of delay in conveyancing in Axminster.
My husband and I are a couple of weeks into a freehold purchase having been directed to conveyancers by the selling agent to perform conveyancing in Axminster. I am not happy. Could you help me find new conveyancers?
They would have to be very bad to suggest changing them. Has the loan offer been issued? In the event that it has you must inform them of the new contact details and get the offer are re-issued. Your conveyancer should be on the banks panel to avoid added fees and frustration. That should be your starting point. Our find a solicitor tool will help you find a bank approved lawyer for your home move in Axminster
I am a negotiator for a busy estate agent office in Axminster where we have experienced a number of leasehold sales derailed due to short leases. I have received inconsistent advice from local Axminster conveyancing firms. Can you confirm whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Leasehold Conveyancing in Axminster - Examples of Queries before buying
The answer will be important as a) areas can cause problems in the building as the common areas may begin to deteriorate if repairs are not paid for b) if the tenants have a dispute with the managing agents you will need to have all the details What is the annual service fee and ground rent?