Is the fact that my solicitor in Amesbury is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 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 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 contact the Amesbury conveyancing practice and enquire why they are no longer on the approved list for your bank.
My fiancee and I are in the throws of looking at houses in Amesbury and I am about to put in an offer. Is it sensible to have my solicitor on ‘stand by’? I am planning to take a home loan with Principality.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are taking out a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.
I have decided to exercise my right to buy my property in Amesbury off the council. I have a mortgage agreed with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
Completion of my remortgage has taken place for my property in Amesbury. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Will our solicitor be making enquiries about flooding as part of the conveyancing in Amesbury.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Amesbury. There are those who purchase a property in Amesbury, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, however there are a numerous checks that may be undertaken by the purchaser or by their conveyancers which can figure out the risks in Amesbury. The conventional set of property information forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to find out whether the property has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the vendor, then a purchaser may commence a legal claim for losses as a result of such an inaccurate reply. The buyer’s conveyancers may also commission an environmental search. This will higlight if there is a recorded flood risk. If so, further inquiries should be initiated.
Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who handled the conveyancing in Amesbury 5 years ago no longer exist. Will I be able to sell the house?
You no longer need to have the physical deeds to establish that you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
I have been sourcing a conveyancing lawyer in Amesbury for my remortgage. Is there any facility to check a firm’s record with the profession’s regulator?
You may search for published Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training purposes.
I've found a house that seems to be perfect, at a great figure which is making it more attractive. I have since found out that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Amesbury. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Amesbury ?
Most houses in Amesbury are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Amesbury in which case you should be shopping around for a Amesbury conveyancing practitioner and check that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’spermission to conduct changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the house is located on an estate. Your solicitor should advise you fully on all the issues.