Is the fact that my solicitor in Benson is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of 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 most common reasons for removal are: (1) lack 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 contact the Benson conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Me and my fiancee are acquiring our first property. Our conveyancing practitioner has calledto ask if we would like to take out supplemental conveyancing searches. Unfortunately we in the dark as to what's recommended for conveyancing in Benson
The range of Benson conveyancing searches should be triggered based entirely on the premises, the location, the likelihood of any of these risks, your familiarity of the area and risks, your general approach to risk. What is important is that you adequately appreciate what information the searches could supply. You may then decide if you personally think you need that information. Should you be uncertain, ask the lawyer to advise.
What does my ID and proof of funds have anything to do with my conveyancing in Benson? Is this really necessary?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Terms of Engagement that you need to sign will no doubt confirm this. Your lender will also require certain documents to be viewed. If you refuse to provide identification documents, your conveyancer would not be able to act for you.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one round the corner in Benson I like with amenity areas and railway links nearby, the downside is that it only has 52 years on the lease. There is not much else in Benson suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan the shortness of the lease will likely be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
I pay a service charge for my ground floor flat in Benson. As a result of flawed financial planning I fell behind with payments. I negotiated a settlement plan but there remains around £1750 due in arrears.
I am under pressure to sell and I am nervous that this can hold me back if I have to discharge the arrears first. Do I have to settle before - is this possible?
Your conveyancing practitioner should be in a position to negotiate with the appropriate parties, with a new to seeing if they would accept payment out of the sale proceeds. Here is indicative of why it is sensible to instruct a lawyer in Benson as they may well have an established relationship with the parties.