Am I correct in assuming that the fact that my solicitor in Hampstead Garden Suburb is not on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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 Hampstead Garden Suburb conveyancing firm and enquire why they are no longer on the approved list for your lender.

My wife and I have lately acquired a house in Hampstead Garden Suburb. We have noticed several problems with the property which we believe were missed in the conveyancing searches. Is there anything we can do? What searches should? have been conducted for conveyancing in Hampstead Garden Suburb?

It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Hampstead Garden Suburb. Conveyancing searches and due diligence initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller answers a questionnaire referred to as a Seller’s Property Information Form. answers turns out to be misleading, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Hampstead Garden Suburb.

Just bought a detached house in Hampstead Garden Suburb , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Hampstead Garden Suburb conveyancing solicitor works at snail pace, so I want to be sure the registration is dealt with.

There is nothing unique when it comes to conveyancing in Hampstead Garden Suburb registration formalities. Rather than based on location, timeframes can differ according to the party submitting the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. Currently approximately 80% of such applications are fully addressed within 12 days but some can be subject to longer delays. Registration is effected after the buyer has moved in to the premises therefore 'speed' is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer must contact the land registry and explain the circumstances.

I am looking for a ground for flat up to £305k and identified one close by in Hampstead Garden Suburb I like with amenity areas and transport links nearby, however it only has 51 years unexpired on the lease. There is not much else in Hampstead Garden Suburb in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

How much experience do your Hampstead Garden Suburb conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Hampstead Garden Suburb conveyancing lawyers help thousands of people move home every year and supported lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Hampstead Garden Suburb conveyancers have worked on recent similar matters.