Is the fact that my conveyancer in Aldridge is not identified on my lender's solicitor panel that there is a problem with the standard of her 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 revealed 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 Aldridge conveyancing practice and enquire why they are no longer on the approved list for your lender.
I need some fast conveyancing in Aldridge as I have pressure to sign on the dotted line within one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are not taking a mortgage you are at free not to have searches carried out although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Aldridge the following are instances of what can show up and therefore impact market value: Enforcement Actions, Outstanding Charges, Overdue Grants, Unadopted Roads,...
It has been five months since my purchase conveyancing in Aldridge completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How simple is it to swap solicitor as I have to instruct one who is on the National Westminster Bank conveyancing list. I was using a family conveyancing solicitor in Aldridge round the corner but the firm is not accepted by National Westminster Bank
We will our best to assist in finding you a conveyancing solicitor in Aldridge on the National Westminster Bank panel. Please note that the solicitors that we list do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Aldridge. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Aldridge.
I own a leasehold flat in Aldridge. Conveyancing was completed in 2009. I have read on numerous advice forums that I should not let the lease length fall too short. What is the reasoning?
Aldridge domestic long term leases are for a fixed period - normally ninety nine years when they started. However many appartments in Aldridge were constructed or converted 30 or more years ago and so these leases now have under eighty years unexpired. This may seem like a long time but Banks, Building Societies and other mortgage lenders tend to require leases to have at least 75 years left to adequate security. This means that when you come to sell the property you will need to extend the term of your lease if you are approaching eighty years. To increase your property value you should be considering whether to extend your lease well in advance of selling the property. There are also significant benefits to doing so before the lease hits eighty years as when the lease is below 80 years the amount to be paid to extend starts to increase.