Am I correct in assuming that the fact that my solicitor in Booker is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his work?
That is more than likely an incorrect assumption to make. There are plenty of reasonable 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 top 5 reasons are as follows: (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 Booker conveyancing practice and ask them why they are no longer on the approved list for your lender.
Why do I have to pay up front when it comes to conveyancing in Booker?
Where you are retaining lawyers for conveyancing in Booker your solicitor will ask you place them with funds to cover the search fees. Normally this is called for to cover the fees of the Local Authority Search. If any deposit is payable against the total price then this should be asked for shortly before contracts are exchanged. The final balance that is due should be transferred shortly before completion.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather appoint a local conveyancing solicitor in Booker?
Do check but the chances are that appoint one of their panel lawyers should you want the "fee-free" incentive. Speak to the bank to see if they offer you a cash alternative. Some lenders have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Booker.
I have been on the look out for a flat up to £305k and found one close by in Booker I like with amenity areas and railway links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Booker for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you require a mortgage the remaining unexpired lease term will likely be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
I need to appoint a conveyancing solicitor for residential conveyancing in Booker. I've stumble upon a site which looks to be the ideal offering If it is possible to get all formalities done via web that would be ideal. Should I be concerned? 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?