Is the fact that my conveyancer in Lightwater is not identified on my lender's conveyancing panel that there is a problem with the standard of her work?

It would not be wise to jump to that conclusion. There are plenty of plausible 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) 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. Where you are concerned you should simply call the Lightwater conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

The Lightwater conveyancing solicitors that I appointed last week on my house acquisition in Lightwater have suddenly closed. I only went with them because I needed a firm on the Clydesdale conveyancing panel and my previous Lightwater lawyer was not. I paid them £170 on account. What are my options?

If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.

In sourcing the world wide web for the phrase on line conveyancing in Lightwater it brings up many solicitorslocally. How do I determine which is the suitable conveyancer for me?

The best way of seeking the right conveyancer is through a trusted testimonial, so ask colleagues and relatives who have acquired a property in Lightwater or the respected estate agent or mortgage broker. Costs for conveyancing in Lightwater vary, so it's a good idea to request a minimum of three fee estimates from different solicitors. Be sure to obtain confirmation what costs in the quote includes.

Are there common problems that you encounter in leases for Lightwater properties?

There is nothing unique about leasehold conveyancing in Lightwater. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain clauses are not included. The following missing provisions could result in a defective lease:

A provision to repair to or maintain elements of the building

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, The Royal Bank of Scotland, and Godiva Mortgages Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.

Lightwater Leasehold Conveyancing - Examples of Questions you should ask before Purchasing

You will want to discover as much as possible concerning the managing agents as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you will be in the clutches of the managing agents from a financial perspective and when it comes to daily issues like the tidiness of the communal areas. Enquire of other people if they are happy with their management. Finally, find out the dates that the maintenance fees are due to the managing agents and precisely what you get for your money. Make sure you find out if the the lease includes any unreasonable restrictions in the lease. For example some leases prohibit pets being allowed in in a block in Lightwater. If you love the propertyin Lightwater yet your dog can’t move with you then you will be presented with a hard determination. Are there any major works anticipated that could increase the maintenance costs?

My partner and I intend to buy our first home in Lightwater. Conveyancing solicitor has been selected. The broker pointed out that a survey is not appropriate as the house was only constructed in 2001.

At the very least you should order a Home Buyer's Report. As the property was built more than a decade ago the property will not come with a warranty, so you don't want to take a risk. For a property that age with no signs of defects a Home Buyer's report could be sufficient. They will highlight any obvious problems and suggest additional investigation if relevant. Where there are any indications of material issues seek a full structural survey.