Is the fact that my solicitor in Birkenshaw is not identified on my lender'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 plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% 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 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 contact the Birkenshaw conveyancing practice and enquire why they are no longer on the approved list for your lender.
My lawyer in Birkenshaw has never been on on the Platform Home Loans Ltd Conveyancing Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are not on the Platform Home Loans Ltd list of approved lawyers?
Your options are as follows:
- Complete the purchase with your preferred Birkenshaw solicitors but Platform Home Loans Ltd will need to instruct a conveyancer on their list of acceptable firms. This will result in additional overall conveyancing fees and cause delays.
- Choose a new solicitor to act in the conveyancing, remembering to check they are Convince your solicitor to do everything within their powers to join the Platform Home Loans Ltd conveyancing panel
Should commercial conveyancing searches reveal planned roadworks that may affect a commercial land in Birkenshaw?
Its becoming the norm that commercial conveyancing solicitors in Birkenshaw will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Birkenshaw. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Birkenshaw.
For each commercial conveyancing transaction in Birkenshaw it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Birkenshaw commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Birkenshaw.
Harry (my fiance) and I may need to sub-let our Birkenshaw basement flat temporarily due to a new job. We instructed a Birkenshaw conveyancing firm in 2001 but they have closed and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?
Notwithstanding that your previous Birkenshaw conveyancing solicitor is no longer around you can review your lease to check if it allows you to sublet the property. The accepted inference is that if the lease is non-specific, subletting is permitted. There may be a precondition that you are obliged to obtain permission from your landlord or some other party in advance of subletting. This means you not allowed to sublet without first obtaining consent. Such consent must not not be unreasonably turned down. If the lease does not allow you to sublet you will need to ask your landlord for their consent.
Birkenshaw Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
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How is the lease structured? Are any of leasehold owners in dispute over their service charge payments? What is the the remaining lease term?
We are soon to exchange on the purchase a house in Birkenshaw but as a result of wreckage from the recent storms I have agreed compensation from the seller of £3k taking the form of a deduction in the price. This was going to be dealt with as part of the conveyancing process but the mortgage company will not permit this. Why were they informed?
Your conveyancing practitioner that is on the lender conveyancing panel is duty bound to inform the lender of any variations to the sale amount. If you prohibit your lawyer to report the price change to your lender then they would have to disinstructing themselves from representing you and the bank.