Would the conveyancing solicitors listed on your site execute attended exchange conveyancing in Emersons Green?
There are a few conveyancing experts carrying out 24hr exchanges. You should call us to secure a costs illustration and details as to availability.
Can you clarify what the consequences are if my solicitor is expelled from the Principality Solicitor panel ahead of completing my conveyancing in Emersons Green?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am looking for a ground for flat up to £235,500 and found one near me in Emersons Green I like with a park and railway links nearby, the downside is that it's only got 61 years on the lease. There is not much else in Emersons Green suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a mortgage that many years may be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
Should I be suspicious that third parties that I am dealing with are encouraging me to use a national conveyancing firm rather than a local Emersons Green conveyancing practice?
As is the case with many service providers, often recommendations from family and friends can be extremely useful or valuable. But there are lots of people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may put forward lawyers to instruct. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there exists a commercial relationship behind the recommendation. You have the discretion to choose your preferred conveyancer. Don't forget that some banks operate an approved list of conveyancers you are obliged to use for the mortgage aspect of your conveyancing.
Am I better off to choose a Emersons Green conveyancing solicitor who is local to the property I am buying? An old friend can conduct the legal formalities but they are based approximately 350kilometers away.
The benefit of a local Emersons Green conveyancing firm is that you can drop in to sign paperwork, present your ID and apply pressure on them where appropriate. Having local Emersons Green know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and they were content that must surpass using an unfamiliar Emersons Green conveyancing lawyer solely due to them being round the corner.