Am I correct in assuming that the fact that my conveyancer in Polperro is not identified on my bank's conveyancing panel that there is a problem with the standard of his work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable 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. Where you are concerned you should simply call the Polperro conveyancing practice and enquire why they are no longer on the approved list for your bank.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would much rather appoint a Polperro based conveyancing firm?
You should check but the chances are that give you one of their panel lawyers should you accept the "fee-free" incentive. Contact the lender to determine if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Polperro.
is it true that all Polperro solicitor firms on the Santander conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Santander approved list of solicitors they would need to be overseen by the SRA. Many lenders do list licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
We have agreed to purchase a house in Polperro. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Coventry BS your lawyer must check the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Coventry BS where a lease does not comply with these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Polperro.
I'm in the process of looking at apartments in Polperro and I am about to put in an offer. Is it sensible to have a lawyer on ‘stand by’? I am planning to take a home loan with Skipton.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are seeking a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.
I have been on the look out for a ground for flat up to £245,000 and identified one round the corner in Polperro I like with amenity areas and railway links in the vicinity, the downside is that it's only got 52 years on the lease. There is not much else in Polperro in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a home loan that many years may be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
Taking into account that I am about to part with £400,000 on a two bedroom apartment in Polperro I would like to talk to a conveyancer concerning thehouse move before appointing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be carrying out your property ownership legalities in Polperro.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Polperro should be the figure that you are charged.