Am I correct in assuming that the fact that my conveyancer in Ware is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are plenty of plausible 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 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 Ware conveyancing practice and enquire why they are no longer on the approved list for your bank.
Would the conveyancing practitioners that you recommend handle right to buy conveyancing in Ware?
We work with a variety of conveyancing experts who can service right to buy conveyancing You should e-mail the solicitors listed with a view to secure a conveyancing quote.
About to place a bid on a leasehold flat in Ware. The selling agents advise that it is the norm for flats in Ware to have less than 75 years unexpired on the lease. I am getting a mortgage with Platform. Will the property be mortgageable given that the lease has Seventy One years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 19/7/2019 the requirements read as follows :
We are due to move property in August. Does my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in Ware. Conveyancing lawyer was organised prior to coming across this site.
On the afternoon of completion you will need to pick up the keys from the property agent however this can only be done when the sellers conveyancers confirm to the agent that they have the completion monies and the keys can be released. You can inform the removal company that they can start moving you in. We do not suggest a particular removal company but can help you find a conveyancing in Ware or a lawyer with expertise in conveyancing in Ware.
My husband and I have organised the release of further monies on our mortgage from Aldermore as we want to carry out renovations to our house in Ware. Are we obliged to choose a bricks and mortar Ware solicitor on the Aldermore conveyancing panel to handle the paperwork?
Aldermore do not ordinarily require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.
I am buying a property in Ware. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
Given that your lender is Coventry BS your lawyer must follow the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and solicitors are required to report to Coventry BS where a lease fails to satisfy these provisions. The conditions relate to the installation of panels on properties nationwide and is not limited to Ware.
My aunt completed her conveyancing in Ware in 2007. She has been married, widowed and is now married again. She wishes to market the house next autumn. I believe she will just be asked to supply copies of the marriage papers to the lawyer however she is worried it will frustrate the conveyancing. Is it worth updating the title information for the house?
It is not absolutely necessary to update the title for the property on the basis that you have the proof required to show how the change of name has come about.
The buyer’s property lawyer should examine the title details and requisition evidence to prove the change of name e.g. marriage documentation.