Am I correct in assuming that the fact that my conveyancer in Winnersh 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. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 Winnersh conveyancing practice and enquire why they are no longer on the approved list for your lender.
We wanted to use a conveyancing solicitor in Winnersh for our house move. Our financial adviser has since notified us that our mortgage company Leeds Building Society won't deal with them. Why is this not regarded as unfair competition?
A mortgage company may direct that an approved solicitor act for it. You would be expected to bear the charges for this. Try using our database to get a quote from a solicitor to carry conveyancing in Winnersh on the Leeds Building Society conveyancing panel.
I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Winnersh I like with amenity areas and railway links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Winnersh suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you need a mortgage that many years will likely be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
Am I right to be concerned that brokers that I am dealing with are suggesting a factory type conveyancing firm rather than a local Winnersh conveyancing firm?
As is the case with many service providers, often suggestions from relatives can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing matter; estate agents, mortgage brokers and lenders might all put forward solicitors to instruct. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You have the right to choose your own lawyer. Don't forget that most mortgage providers specify a panel list of solicitors you are obliged to use for the mortgage aspect of your house move.
My husband and I are first time buyers - agreed a price, but the agent advised that the seller will only go ahead if we appoint the agent's chosen lawyers as they want a ‘quick sale’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in Winnersh
We suspect that the seller is unaware of this demand. Should the seller desire ‘a quick sale', alienating a genuine purchaser is counter productive. Contact the vendors directly and make the point that (a)you are motivated purchasers (b)you are ready to progress, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you intend to instruct your preferred Winnersh conveyancing lawyers - rather thanthose that will give their negotiator at the agency a introducer fee or hit his conveyancing figures pre-set by corporate headquarters.