Is the fact that my conveyancer in Great Harwood is not on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?
That is most likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Great Harwood conveyancing firm and ask them why they are no longer on the approved list for your lender.
It is is a decade since I purchased my property in Great Harwood. Conveyancing solicitors have now been retained on the sale but I can't track down my deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be retained by your mortgage company or they could be archived with the lawyers who handled your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Great Harwood involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
I am assisting my aunt sell her flat in Great Harwood. Does the conveyancing solicitor arrange an EPC or do I organise this?
After the abolition of HIPs, EPC’s became a required element of selling a property. An EPC should be commissioned in advance of the property being marketed. This is not a task that conveyancers normally organise. Where you are using a Great Harwood conveyancing practitioner they may help arrange energy assessments given their relationships with reputable Great Harwood providers
Can you help - my lawyer advises that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Great Harwood conveyancing?
The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
My offer was accepted on a property in Great Harwood on 17/5/2019, valuation was booked five days later, all came back fine. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Are Nationwide entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one near me in Great Harwood I like with open areas and railway links in the vicinity, the downside is that it only has 61 years on the lease. I can't really find anything else in Great Harwood suitable, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage the remaining unexpired lease term will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
My cousin has urged me to use his conveyancing solicitors in Great Harwood. Should I use them?
No doubt the ideal way to find a conveyancing lawyer is to seek referrals from friends or family who have actually experience in using the conveyancer that you are contemplating using.