Unfortunately I am unable to travel far from Rowlands Gill. I would like to know the reason why all Rowlands Gill solicitors aren't included on all mortgage company panels?

Mortgage Companies normally impose restrictions on either the nature or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that the practice needs to have two or more partners. In addition to restricting the type of firm, some lenders decided to restrict the size of their panel they use to act for them. It is worth noting that building societies have no accountability for the quality of advice provided by any Rowlands Gill conveyancing practitioner on their approved list. Property fraud was a key driver in the culling of solicitor panels from 2008 notwithstanding that there are opposing assessments concerning whether solicitors sat at the center of that fraud. Data from HMLR exposes that thousands of law practices only conduct less than three conveyances a year. Those advocating conveyancing panel cuts question why law firms deserve any entitlement to be on a lender panel when clearly property law is not their primary expertise?

I sincerely hope you can assist me. My Rowlands Gill solicitor is advising me that she is duty bound toapply for Rowlands Gill conveyancing searches asthe firm are on the Lloydsapproved lawyer panel. Do I not have a choice here?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Rowlands Gill conveyancing searches.

At what point does exchange of contracts take place for residential conveyancing in Rowlands Gill and do I need to be at the lawyers office?

If you are round the corner to our conveyancing solicitors in Rowlands Gill you are invited in to sign contracts. However, the lender approved solicitors we work with provide countrywide coverage for conveyancing and provide just as diligent and professional a job for you when dealing with you digitally. The signing of the sale agreement is not when everything is set in stone. Signing on the dotted line simply enables the conveyancer to officially exchange at the appropriate time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Rowlands Gill)to be in the office at the appropriate time.

I am planning to acquire a house and require a conveyancing solicitor in Rowlands Gill who is on the Britannia solicitor. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Britannia in certain locations such as Rowlands Gill. We dont recommend any particular firm.

I own a leasehold house in Rowlands Gill. Conveyancing and Halifax mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Rowlands Gill who acted for me is not around. What should I do?

First make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Rowlands Gill conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Rowlands Gill - A selection of Questions you should consider before Purchasing

Where a Rowlands Gill lease has no more than eighty years it will affect the marketability of the property. Check with your lender that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease at some point and it is worth finding out what this would cost. Remember, in most cases you will be be obliged to have owned the premises for 24 months in order to be entitled to extend the lease. This question is useful as a) areas could cause problems in the building as the common areas may begin to deteriorate if repairs are not paid for b) if the leaseholders have a dispute with the running of the building you will want to know about it On the whole the cost for major works are not wrapped into the service charges, albeit that some managing agents in Rowlands Gill require tenants to contribute towards a sinking fund and this is used to offset against major works.