Is the fact that my solicitor in Wisbech is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 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) lack 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 Wisbech conveyancing firm and enquire why they are no longer on the approved list for your bank.
Please explain the implications if my solicitor is suspended from the Bank of Ireland Conveyancing panel ahead of completing my conveyancing in Wisbech?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Just bought a detached house in Wisbech , how long will it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Wisbech conveyancing solicitor has been painfully slow, so I want to be certain that my purchase is registered.
There is nothing unique about conveyancing in Wisbech registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether it is in order and if the Land registry need to notify any other parties. As of today in the region of 80% of such applications are fully addressed in less than three weeks but some can be subject to longer hold-ups. Historically registration occurs once the buyer is living at the premises so registration formalities is not typically top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers could contact the land registry and explain the circumstances.
I have been on the look out for a ground for flat up to £195,000 and found one near me in Wisbech I like with amenity areas and station in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Wisbech suitable, so just wondered if I would be making a grave error buying a short lease?
Should you need a home loan the remaining unexpired lease term will be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
My business partner and I are intending to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering no-sale-no costs for non-domestic conveyancing in Wisbech for below 1500k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Wisbech, including the disposal and acquisition of businesses as well as simply premises. If you are intending to buy or lease a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right lawyer. As for the charges this will depend on the structure and complexity of the proposed transaction. Please provide us with your contact information or telephone us so that we can supply you with comprehensive commercial conveyancing calculation.