Is the fact that my solicitor in Mold is not identified on my lender's solicitor 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 plenty of plausible 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) 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 contact the Mold conveyancing practice and ask them why they are no longer on the approved list for your bank.
Last April we completed a house move in Mold. We have noticed several problems with the house which we believe were missed in the conveyancing searches. What action can we take? What searches should? have been conducted for conveyancing in Mold?
The query is vague as what problems have arisen and if they are specific to conveyancing in Mold. Conveyancing searches and due diligence initiated as part of the buying process are supposed to help avoid problems. As part of the process, the vendor completes a form called a SPIF. If the information ends up being inaccurate, you could possibly take legal action 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 Mold.
We hope to to purchase with Loughborough BS. We have called around locally but cant to find a Mold conveyancing firm on the Loughborough BS panel. Please you assist?
Please do take advantage of the search tool on this page. Pick the lender and type Mold or your preferred area and you will see numerous solicitors offices in Mold or near you.
Over the last few months I have been searching for a flat up to £235,500 and found one close by in Mold I like with open areas and railway links nearby, the downside is that it's only got 61 years on the lease. I can't really find anything else in Mold suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage that many years will be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
I'm refinancing my current home to a BTL loan with Barnsley Building Society and I will use the ballance of the raised equity as a deposit on another house. The neighborhood we are looking at is Mold. Will your conveyancers be able to act for the two banks and link together the transactions?
Make use of our search tool on this site to check that the solicitors are on the relevant lender panels. On the basis that they are the lawyer should be able to connect the two conveyancing matters but you should have a chat with you conveyancer and communicate your expectations and requirements.