Is the fact that my conveyancer in South Wimbledon is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. 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 most common reasons for removal are: (1) lack 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 South Wimbledon conveyancing firm and enquire why they are no longer on the approved list for your bank.
My wife and I have a semi-detached Edwardian property in South Wimbledon. Conveyancing lawyer acted for me and . I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in South Wimbledon and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing solicitor who conducted the conveyancing.
I am looking for a ground for flat up to £195,000 and found one round the corner in South Wimbledon I like with a park and transport links in the vicinity, the downside is that it only has 52 years unexpired on the lease. There is not much else in South Wimbledon suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the shortness of the lease may be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months 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 and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
Given that I am about to spend £400,000 on 3 bedroom house in South Wimbledon I would like to talk to a solicitor regarding theconveyancing in advance of giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be doing your property ownership legalities in South Wimbledon.There is no ‘factory style conveyancing’ - every client is unique person, not a case reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in South Wimbledon should be the amount on the final invoice that you end up paying.
I am one month into a residential purchase having been directed to solicitors by the high street agent to do our conveyancing in South Wimbledon. I am am starting to be frustrated with the quality of service. Could you help me find new lawyers?
They would have to be very bad in order to consider diss instructing them. Has the loan offer been sent? In the event that it has you must inform them of the new contact details and have the loan are re-sent. Your conveyancer needs to be on the mortgage company panel to avoid added costs and frustration. So that should be your starting point. The find a solicitor tool can help you find a bank approved solicitor for your home move in South Wimbledon