Am I correct in assuming that the fact that my conveyancer in Swanley is not on my lender's conveyancing panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable 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 most common reasons for removal are: (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. If you are concerned you should simply call the Swanley conveyancing firm and ask them why they are no longer on the approved list for your lender.
We were just about to exchange contracts for a property in Swanley. We have hit a stumbling block. The mortgage offer with Bank of Ireland expires on 3/4/2025 but the owners are putting forward a completion date of 7/4/2025. Is it possible to extend the mortgage expiry date?
The best person to address this concern is your lawyer who is in a position to determine if he or she is should be discussing with the lender, vendor’s conveyancers, selling agents or indeed all parties taking into account what has happend in your house move to date.
This question may be naive but I am unexperienced as FTB of a garden flat in Swanley. Do I collect the keys to the premises on the completion date from my conveyancer? If so, I will use a High Street conveyancing solicitor in Swanley?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you will be invited to collect the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
Does a directory service exist listing Kent Reliance panel conveyancers in Swanley on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings open the public on the web. If you are seeking to appoint a Swanley solicitor on the Kent Reliance please make the most of our facility.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being pedantic. The Swanley solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am looking for a leasehold apartment up to £245,000 and found one close by in Swanley I like with open areas and railway links in the vicinity, the downside is that it only has 61 years unexpired on the lease. There is not much else in Swanley in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage that many years will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
What does commercial conveyancing in Swanley cover?
Swanley conveyancing for business premises covers a broad array of services, provided by qualified solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.