Am I correct in assuming that the fact that my solicitor in Chiswick is not on my mortgage company's conveyancing panel that there is a problem with the standard of her work?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. Should you be concerned you should simply call the Chiswick conveyancing practice and ask them why they are no longer on the approved list for your lender.
It is 10 years ago since I acquired my property in Chiswick. Conveyancing solicitors have recently been appointed on the sale but I can't locate the deeds. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by your mortgage company or they may stored with the solicitor who handled your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Chiswick relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
There are a variety of conveyancing solicitors in Chiswick but how do I know who I should use?
It would be unwise to be swayed by the cheapest Chiswick conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Are all Chiswick Conveyancing Quality Solicitors on the Clydesdale conveyancing list of approved solicitors?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
Can I be sure that the Chiswick conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Chiswick getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your conveyancing.
I am looking for a flat up to £305k and identified one near me in Chiswick I like with open areas and railway links nearby, the downside is that it only has 51 years on the lease. I can't really find anything else in Chiswick in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage that many years may be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
I am using a search engine for the phrase cheap conveyancing in Chiswick it shows results of many property lawyersin the area. How do I determine which is the suitable property lawyer for me?
The ideal method of seeking the right conveyancer is through a personal recommendation, so seek the guidance of colleagues and family who have purchased a property in Chiswick or a respected estate agent or mortgage broker. Fees for conveyancing in Chiswick vary, so it's sensible to obtain a minimum of three fee calculations from varying types of conveyancers. Be sure to obtain confirmation that the fees are fixed.