Is the fact that my solicitor in Chippenham is not identified on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent 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) lack of transactions (2) the lawyer 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 simply call the Chippenham conveyancing practice and ask them why they are no longer on the approved list for your bank.
I am looking to buy a property and need a conveyancing solicitor in Chippenham who is on the TSB solicitor. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for TSB in certain locations such as Chippenham. We dont recommend any particular firm.
Will my solicitor be making enquiries about flooding as part of the conveyancing in Chippenham.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Chippenham. Some people will buy a house in Chippenham, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, but there are a various searches that may be undertaken by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Chippenham. The standard information given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to determine whether the premises has historically flooded. In the event that the residence has been flooded in past which is not revealed by the vendor, then a buyer may commence a legal claim for losses as a result of such an inaccurate response. A buyer’s solicitors will also commission an environmental search. This should indicate if there is any known flood risk. If so, more detailed investigations will need to be initiated.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one close by in Chippenham I like with open areas and transport links in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Chippenham in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you require a home loan that many years will be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
Being a leasehold owner I am liable for a service charge for my appartment in Chippenham. Due to redundancy and personal issues I fell behind with payments. I negotiated a clearance schedule but there is still three thousand pounds due to be paid.
I want to sell and I am nervous that this will jeopardize the sale if I have to pay off the arrears now. Do I have to settle before - is this practicable?
The conveyancer handing your Chippenham sale should be in a position to negotiate with the management company, and agree with them whether or not they would accept settlement from sale proceeds. Here is an example of why it is advisable to select a lawyer in Chippenham as they are likely to enjoy an established relationship with the management company.