Would the conveyancing practitioners that are recommend conduct auction conveyancing in Arnold?
There are a few niche practitioners we can put you in touch with those who can conduct auction conveyancing. Arnold is just one of our locations in which our lawyers have a presence.
Is it the case that all Arnold solicitors on the RBS conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the RBS conveyancing panel they would need to be governed by the SRA. Some banks do list licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
I have a mortgage with HSBC for my property in Arnold. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?
You must advise HSBC in advance of letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel firm.
I recently had an offer accepted on a house in Arnold. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. Not long after, the conveyancing practitioner contacted me sheepishly admitting that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Various online forums that I have frequented warn that are the number one cause of stalling in Arnold conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Arnold.
Me and my brother have a renovated Edwardian house in Arnold. Conveyancing solicitor acted for me and Barclays Direct. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Arnold and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing practitioner who conducted the work.
I am thinking of appointing a conveyancing lawyer in Arnold for my remortgage. Is there any facility to review a solicitor's record with the legal regulator?
You may find published Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA could recorded call for training purposes.
When it comes to my conveyancing in Arnold should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Arnold conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the solicitor's time in submitting the funds this way.