Am I correct in assuming that the fact that my conveyancer in Windmill Hill is not identified on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable 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 most common reasons for removal are: (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 Windmill Hill conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

I am only a couple days away from an exchange on a property in Windmill Hill and my mum and dad have sent the ten percent deposit to my conveyancer. I am now advised that as the deposit has been sent from someone other than me my property lawyer needs to make a notification to my lender. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the bank concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

Your solicitor is obliged to clarify with lender to ensure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your lender if you agree, failing which, your lawyer must cease to continue acting.

I need some quick conveyancing in Windmill Hill as I am under an ultimatum to sign on the dotted line in less than 4 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?

As you are are a mortgage free buyer you are at free not to have searches conducted although no lawyer would advise that you don't. Drawing on our experience of conveyancing in Windmill Hill the following are examples of issues that can arise and therefore impact market value: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...

I am selling my property. My former conveyancers closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Windmill Hill if that makes a difference.

You should use our search tool to help you find a solicitor for your conveyancing in Windmill Hill. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

Estate agents have just been given the go-ahead to market my ground floor flat in Windmill Hill. Conveyancing has not commenced, but I have just had a half-yearly service charge invoice – what should I do?

The sensible thing to do is clear the maintenance contribution as usual given that all ground rent and maintenance charges should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Windmill Hill Leasehold Conveyancing - Examples of Queries Prior to buying

Who is in charge of the building? The majority of Windmill Hill leasehold apartments will be liable to pay a service bill for the upkeep of the block levied by the management company. Should you acquire the apartment you will have to pay this charge, normally quarterly accross the year. This may vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all likelihood there will be a ground rent for you to pay yearly, normally this is not a large figure, say around £25-£75 but you should to enquire as on occasion it can be many hundreds of pounds. Please note that where the lease has less than 80 years it will have adverse implications on the marketability of the flat. Check with your lender that they are happy with remaining years on the lease. A short lease means that you will probably have to extend the lease at some point and you need to have some idea of what this will be. For most Windmill Hilllease extensions you will be be obliged to have owned the premises for a couple of years before you are eligible to carry out a lease extension.