Am I correct in assuming that the fact that my solicitor in Beckermet is not identified on my lender's conveyancing panel that there is a problem with the standard of his work?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 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) 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. Should you be concerned you should simply call the Beckermet conveyancing firm and enquire why they are no longer on the approved list for your lender.
My wife and I are nearing an exchange on a property in Beckermet and my parents have transferred the ten percent deposit to my property lawyer. I am now advised that as the deposit has not arrived from me my conveyancing practitioner needs to disclose this to my mortgage company. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I disclosed to the bank about my parents' contribution when I applied for the home loan, so is it really necessary for this now to hold matters up?
The solicitor is obliged to check with mortgage company to make sure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Beckermet so that I can attend their offices if necessary.
Most conveyancing panel lawyers for banks conduct all of the communications via the post, e-mail or over the phone. This means that they can undertake the conveyancing transaction regardless of where you live in the country. Nevertheless you should check if you can still book an appointment to visit conveyancing lawyer if you prefer.
I decided to have a survey carried out on a property in Beckermet prior to retaining lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend refuse to give a mortgage on this type of house.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Beckermet. Conveyancing may be slightly more expensive based on your lender's requirements.
What advice can you give us when it comes to appointing a Beckermet conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for lease extension works (regardless if they are a Beckermet conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with several firms including non Beckermet conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
What are the charges for lease extension work? Can they put you in touch with clients in Beckermet who can give a testimonial?
Beckermet Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing
What is the annual maintenance fee and ground rent? Who manages the building?