Am I correct in assuming that the fact that my solicitor in Cheam is not listed on my bank's conveyancing panel that there is a problem with the quality of her work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% 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 solicitor 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 Cheam conveyancing practice and ask them why they are no longer on the approved list for your bank.
I am considering refinancing my apartment in Cheam, does my lawyer have to be on the Lloyds Solicitor panel?
There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
How does conveyancing in Cheam differ for newly converted properties?
Most buyers of new build or newly converted property in Cheam come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Cheam tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cheam or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one close by in Cheam I like with open areas and transport links nearby, however it's only got 51 years on the lease. There is not much else in Cheam in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
Given that I am about to part with over three hundred thousand on a two bedroom apartment in Cheam I wish to have a conversation with the conveyancer concerning thehouse move before giving the go ahead to the firm. Can this be arranged?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your property ownership legalities in Cheam.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Cheam should be the amount on the final invoice that you end up paying.