Am I correct in assuming that the fact that my conveyancer in Ruislip Gardens is not on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?
That would more than likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Ruislip Gardens conveyancing firm and enquire why they are no longer on the approved list for your bank.
I am buying a house for cash in Ruislip Gardens. I have resided for the last dozen years in Ruislip Gardens. Conveyancing searches are exorbitant. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then the vast majority of the Ruislip Gardens conveyancing searches are non-obligatory. Your solicitor will ’encourage you, no-doubt strongly, that you should have searches completed, but he is duty bound to take that path of encouragement . One thing to take into account; if you are intend to dispose of the house at a future date, it could be of relevance to your future buyer what the searches determine. There are plenty of instances where houses with day to day issues can still show up unexpected search results. A good conveyancing solicitor in Ruislip Gardens will be able to give you some helpful guidance concerning this.
Should lawyers request money up-front for my conveyancing in Ruislip Gardens?
Where you are retaining lawyers for conveyancing in Ruislip Gardens your lawyer will ask you place them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the sale price then this will be required shortly in advance of exchange of contracts. The closing balance that is needed should be transferred shortly before completion.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Ruislip Gardens is the location of the property. Can you offer any opinion?
Flying freeholds in Ruislip Gardens are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ruislip Gardens you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ruislip Gardens may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
We're first time buyers - had an offer accepted, but the property agent told us that the vendor will only issue a contract if we instruct their recommended solicitors as they need an ‘expedited deal’. We would rather use a local solicitor with experience of conveyancing in Ruislip Gardens
It is highly unlikely the sellers are driving this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you are going to appoint your own,trusted Ruislip Gardens conveyancing solicitors - rather thanthose that will provide their negotiator at the agency a kickback or meet his conveyancing thresholds pre-set by corporate headquarters.