Unfortunately I am unable to travel far from Slough. Is there a reason why all Slough conveyancing practitioners are not on all mortgage company panels?
Banks ordinarily restrict either the nature or volume of conveyancing solicitors on their approved list of lawyers. Frequent examples of such restriction(s) being that the firm needs to have two or more partners. As well as restricting the nature of firm, some have decided to limit the number of firms they permit to act for them. You should note that building societies have no liability for the quality of conveyancing supplied by any Slough solicitor on their panel. Mortgage fraud was the key driver in the reduction of solicitor panels in the last decade even though there are opposing points of view about the extent of solicitor involvement in some of that fraud. Data from HM Land Registry reveal that thousands of conveyancing practices only transact one or two conveyances annually. Those vindicating conveyancing panel consolidation question why conveyancing firms deserve the right to remain on a lender panel when clearly property law is not their speciality?
Last April we completed a house move in Slough. We have noticed several problems with the house which we suspect were missed in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been conducted for conveyancing in Slough?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Slough. Conveyancing searches and due diligence undertaken during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller answers a form referred to as a Seller’s Property Information Form. If the information provided is inaccurate, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Slough.
I am considering applying for a Leeds Building Society mortgage for purchase of a newly converted (under development) in Slough with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?
There is nothing to stop you using your solicitor, but Leeds Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
How does conveyancing in Slough differ for newly converted properties?
Most buyers of new build property in Slough come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Slough typically buy 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 conveyancers 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 Slough or who has acted in the same development.
How can the Landlord & Tenant Act 1954 affect my commercial offices in Slough and how can you help?
The particular law that you refer to gives a safeguard to commercial lessees, giving them the dueness to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Slough