Am I correct in assuming that the fact that my solicitor in Thornhill 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. A recent 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) 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 simply call the Thornhill conveyancing firm and enquire why they are no longer on the approved list for your bank.
We are purchasing a property and need a conveyancing solicitor in Thornhill who is on the Yorkshire BS approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Thornhill.
Should our conveyancer be asking questions concerning flooding as part of the conveyancing in Thornhill.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Thornhill. Some people will purchase a house in Thornhill, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a number of searches that can be initiated by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Thornhill. The standard completed inquiry forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the vendor to discover if the property has ever been flooded. If flooding has previously occurred which is not disclosed by the vendor, then a buyer may issue a compensation claim resulting from an inaccurate answer. A purchaser’s lawyers will also commission an enviro report. This should higlight whether there is a recorded flood risk. If so, further inquiries should be conducted.
I need to find a conveyancing solicitor for purchase conveyancing in Thornhill. I happened to land on a web site which appears to be the ideal offering If there is a chance to get all formalities completed via phone that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have recently realised that I have 72 years remaining on my lease in Thornhill. I now want to get lease extension but my landlord is can not be found. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to track down the lessor. For most situations an enquiry agent should be useful to carry out a search and prepare a report which can be used as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor both on devolving into the landlord’s absence and the application to the County Court overseeing Thornhill.
Thornhill Leasehold Conveyancing - Sample of Questions you should ask before Purchasing
Is there a share of the freehold? Generally speaking the outlay for major works tend not to be incorporated into the maintenance charges, although some managing agents in Thornhill obliged leaseholders to pay into a sinking fund and this is used to offset against larger works.