Is the fact that my conveyancer in Whitton is not on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
That would most likely be a wrong assumption to make. There are plenty of 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 solicitor 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 Whitton conveyancing practice and ask them why they are no longer on the approved list for your bank.
We are getting the release of further funds on our home loan from Coventry BS as we wish to conduct a loft conversion to our home in Whitton. Are we obliged to select a nearby Whitton solicitor on the Coventry BS conveyancing panel to handle the legals?
Coventry BS don't usually appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.
Last month we had a mortgage agreed in principle with Santander. Whitton conveyancing lawyers have been appointed. What is the average time that one could expect to receive a mortgage offer from Santander?
Some lenders take longer than others. Have Santander completed the survey? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am buying a property in Whitton. A rare aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Leeds Building Society your lawyer must follow the formal requirements contained in Section 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Leeds Building Society where a lease fails to satisfy these conditions. The specifications relate to the installation of panels on properties countrywide and is not isolated to Whitton.
Will our solicitor be raising enquiries about flooding as part of the conveyancing in Whitton.
The risk of flooding is if increasing concern for lawyers dealing with homes in Whitton. Some people will acquire a house in Whitton, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, but there are a numerous searches that may be initiated by the buyer or by their solicitors which can give them a better appreciation of the risks in Whitton. The conventional set of property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to find out if the property has suffered from flooding. If the residence has been flooded in past which is not notified by the seller, then a buyer could commence a claim for damages stemming from an misleading answer. The buyer’s conveyancers should also commission an environmental report. This will disclose whether there is any known flood risk. If so, further investigations should be conducted.
In what way can the Landlord & Tenant Act 1954 impact my business offices in Whitton and how can your lawyers assist?
The particular law that you refer to provides security of tenure to business lessees, giving them the right to apply to court for a renewal lease and continue in occupation when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Whitton
Been reading online that Whitton solicitors are more costly than licensed conveyancers in Whitton to use when buying a property. So is it better if I use a conveyancer or a solicitor if I am purchasing a property in Whitton.
When it comes to conveyancing in Whitton the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.