Is the fact that my solicitor in West Molesey is not identified on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a 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 West Molesey conveyancing firm and ask them why they are no longer on the approved list for your lender.
Having sold my house in West Molesey last June yet the purchaser is whats apping daily to say his lawyer is waiting to hear from mysolicitor. What should my lawyer have done now that I have sold?
Post completion of your sale your lawyer is obliged to send the transfer documentation and all of the paperwork to the purchaser's solicitors. Depending on the transaction, your lawyer must also send confirmation that the legal charge in favour of the lender has been redeemed to the buyers conveyancers. There is unlikely to be post completion steps just for conveyancing in West Molesey.
What can a local search inform me regarding the house my wife and I purchasing in West Molesey?
West Molesey conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company such as Xpress Legal The local search plays an important part in many a West Molesey conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I used Arc property Solicitors several years past for my conveyancing in West Molesey. Now, I need my files however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in West Molesey of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
We own a leasehold flat in West Molesey. Conveyancing was finished in five years ago. I have heard that I mustn’t let the the remaining lease term to fall too short. What is the reasoning?
West Molesey residential long term leases are for a fixed period - often just under one hundred years when they started. However many flats in West Molesey were built or converted in the 60’s and so such leases now have under eighty years left to run. This may seem like plenty of time but Banks, Building Societies and other mortgage lenders on the whole require leases to have at least 75 years unexpired to adequate security. Accordingly when you come to sell the property you will need a lease extension if you are nearing 75 years. To enhance your property value you should be considering whether to extend your lease long before you come to sell it. Furthermore strong financial reasons to doing so before the lease reaches even 80 years as when the lease falls below 80 years the premium to be paid to extend starts to escalate.