Am I correct in assuming that the fact that my solicitor in Corwen is not identified on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 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 Corwen conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I need some fast conveyancing in Corwen as I am faced with pressure to exchange contracts inside 2 weeks. Fortunately I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?
As you are are a mortgage free buyer you are at liberty not to do searches although no law firm would recommend that you don't. With lots of history conveyancing in Corwen the following are examples of what can be revealed and therefore impact future mortgageability: Enforcement Actions, Overdue Fees, Outstanding Grants, Unadopted Roads,...
Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who dealt with the conveyancing in Corwen 5 years ago are no longer around. What are my options?
Nowadays there are duplicates made of almost everything, and your lawyer should be aware exactly where to look for all the relevant paperwork so you may purchase or dispose of your property without a hitch. If duplicates are not available, your solicitor can arrange cover in the form of insurance or indemnities against future claims on your premises.
I am looking at a two apartments in Corwen both have in the region of 50 years remaining on the lease term. Will this present a problem?
A lease is a legal document that entitles you to use the property for a period of time. As a lease shortens the marketability of the lease deteriorates and results in it becoming more costly to extend the lease. For this reason it is advisable to increase the term of the lease. More often than not it is difficult to sell a property with a short lease because mortgage companies less inclined to grant a loan on such properties. Lease extension can be a difficult process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this field.
Corwen Leasehold Conveyancing - Examples of Questions you should ask before buying
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How much is the yearly maintenance fee and ground rent? What is the the remaining lease term? What is the name of the managing agents?
Our mortgage broker has suggested using their lawyer for my conveyancing in Corwen - won’t it be easier to just use them?
It is not always the case and you are at liberty to instruct whichever solicitor you prefer for your Corwen home move. The solicitor recommended by an estate agent may not necessarily be the right conveyancer, they may recommend their own conveyancing firm who are based far away. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.