Am I correct in assuming that the fact that my conveyancer in Canterbury is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a 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) 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 contact the Canterbury conveyancing practice and enquire why they are no longer on the approved list for your lender.
We wanted to use a property lawyer in Canterbury for our house purchase. Our broker informed us that our mortgage company Platform Home Loans Ltd won't deal with them. Why is this not regarded as unduly restrictive?
A decade ago most lenders had a different appetite for risk. Almost all Canterbury conveyancing firms would have been on most bank panels. The Financial Services Authority in 2010 completed a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms relating to their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum amount of conveyancing. Many Canterbury conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Canterbury is amongst the many areas where the lawyers we list are are authorised to act for Platform Home Loans Ltd.
I have been on the look out for a leasehold apartment up to £235,500 and found one round the corner in Canterbury I like with a park and railway links in the vicinity, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Canterbury suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage that many years may be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
I'm remortgaging my current house to a buy to let mortgage with Santander and intend to use the remaining equity as a deposit on another house. The neighborhood we are talking about is Canterbury. Will your lawyers be able to act for the two banks and tie in the transactions?
Make use of our search tool on this site to be sure that the solicitors are on the relevant lender panels. Assuming that they are the solicitor will be able to connect the two conveyancing matters but you should talk with you conveyancer and make apparent your desired outcome and needs.
My step-father has recommend that I instruct his conveyancing solicitors in Canterbury. Should I choose my own conveyancer?
Much as we are happy to recommend a Canterbury conveyancing lawyer the best way to find a conveyancing lawyer is to have feedback from friends or relatives who have experience in using the firm that you are are thinking of instructing.