Is the fact that my conveyancer in Amesbury is not listed 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 plausible 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. Should you be concerned you should contact the Amesbury conveyancing firm and enquire why they are no longer on the approved list for your bank.
The Amesbury conveyancing lawyers that I appointed last week on my house acquisition in Amesbury have without warning shut down. I only went with them because I had to have a firm on the RBS conveyancing panel and my family Amesbury lawyer was not. I sent them a cheque for two hundred pounds in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
My bid for a property was accepted at auction in Amesbury. Conveyancing is necessary. What happens now?
Now that you have for all intents and purposes signed on the dotted line you must hire the services of a conveyancing lawyer soon as you will have a fast approaching a fixed date to complete the property. All auction property will have a bespoke auction set of papers. This should include most,if not all of the paperwork that your lawyer requires. Where you are dealing with leasehold property the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You must hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in order to complete on the date specified in the contract.
I am the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Amesbury. Conveyancing formalities meant that the Land Registry date was in April. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the property in April. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Some banks would take a practical view as this provision principally exists to identify subsales or the quick reselling of properties.
Is there a list of Leeds Building Society panel conveyancers in Amesbury on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of mortgage companies make their panel listings available over the internet. If you are seeking to appoint a Amesbury property lawyer on the Leeds Building Society please make the most of our facility.
What can a local search tell me regarding the property I am buying in Amesbury?
Amesbury conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search is essential in every Amesbury conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
Are there restrictive covenants that are commonly identified during conveyancing in Amesbury?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Amesbury. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Amesbury differ for new build properties?
Most buyers of new build residence in Amesbury contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because house builders in Amesbury typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Amesbury or who has acted in the same development.