Is the fact that my conveyancer in Gunnislake is not on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly 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 Gunnislake conveyancing practice and ask them why they are no longer on the approved list for your lender.
I have todaybecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Gunnislake for a purchase of a freehold house 12 months ago. How can I check that the property is in my name in the name of the previous owner?
The quickest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Gunnislake conveyancing specialists.
Over the last few months I have been searching for a ground for flat up to £305k and found one close by in Gunnislake I like with open areas and transport links in the vicinity, the downside is that it's only got 51 years on the lease. I can't really find anything else in Gunnislake in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage that many years will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
My husband and I are novice buyers - had an offer accepted, yet the estate agent told us that the seller will only issue a contract if we appoint their preferred lawyers as they are insisting on an ‘expedited deal’. We would rather use a family solicitor with experience of conveyancing in Gunnislake
It is unlikely the vendors are driving this. If they want ‘a quick sale', turning down a serious buyer is not the way to achieve this. Speak to the owners direct and make the point that (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Gunnislake conveyancing firm - as opposed tothose that will earn their negotiator at the agency a kickback or achieve conveyancing thresholds set by senior management.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.