Am I correct in assuming that the fact that my solicitor in Polegate is not listed on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. 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 top 5 reasons are as follows: (1) low volume 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. If you are concerned you should contact the Polegate conveyancing firm and enquire why they are no longer on the approved list for your bank.
Should my conveyancer be raising enquiries regarding flooding during the conveyancing in Polegate.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Polegate. There are those who purchase a house in Polegate, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a numerous searches that can be carried out by the purchaser or by their solicitors which will give them a better appreciation of the risks in Polegate. The conventional set of information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to determine whether the property has suffered from flooding. In the event that the premises has been flooded in past and is not disclosed by the vendor, then a buyer may commence a claim for damages stemming from an inaccurate reply. The purchaser’s solicitors will also carry out an environmental search. This will disclose whether there is a recorded flood risk. If so, more detailed investigations should be carried out.
How does conveyancing in Polegate differ for new build properties?
Most buyers of new build residence in Polegate contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Polegate usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Polegate or who has acted in the same development.
I am looking for a ground for flat up to £245,000 and found one near me in Polegate I like with amenity areas and railway links nearby, the downside is that it only has 61 years unexpired on the lease. There is not much else in Polegate in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage that many years may be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities 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 concerning this matter.
A licensed conveyancer dealt with my conveyancing in Polegate seven years past and was holding my registration certificates but has since been shut down – how do I get hold of them?
Title deeds, as such, no longer exist as the majority of homes in Polegate are registered electronically at Land Registry. Where you need to show ownership or are selling or re-mortgaging your lawyer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to firstname.lastname@example.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.