Is the fact that my solicitor in Kirkdale is not identified on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% 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 simply call the Kirkdale conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Can you vouch for a HSBC Bank sanctioned Kirkdale conveyancing solicitor that can complete within a very limited time frame? Am I best advised to choose a high street Kirkdale conveyancer or a factory type comparison site?
We can recommend some very good Kirkdale conveyancing firms. You can also walk up the main road in Kirkdale. Approach two or three firms and request to speak with a conveyancing solicitor for a costs illustration. Explain your requirements together with the reasons and ask for an assurance on your deadline. Select the lawyer that you are most comfortable with.
I acquired my house on 11 January and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Kirkdale expressed confidence that it will be dealt with inside ten days. Are transfers in Kirkdale uniquely lengthy to register?
There is nothing unique about conveyancing in Kirkdale registration formalities. As opposed to being determined by geographic area, timescales can vary subject to the party submitting the application, whether it is in order and whether the Land registry need to notify any third parties. Currently approximately three quarters of submission are fully addressed in less than three weeks but some can be subject to extensive hold-ups. Historically registration is effected after the buyer is living at the premises thus 'speed' is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers should contact the land registry and explain the circumstances.
How does conveyancing in Kirkdale differ for newly converted properties?
Most buyers of new build or newly converted property in Kirkdale come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is completed. This is because house builders in Kirkdale tend to purchase the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Kirkdale or who has acted in the same development.
I have been on the look out for a flat up to £235,500 and identified one round the corner in Kirkdale I like with open areas and station in the vicinity, however it only has 52 years on the lease. I can't really find anything else in Kirkdale suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage the shortness of the lease will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.