Am I correct in assuming that the fact that my conveyancer in Bagshot is not on my bank's solicitor panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. 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 top 5 reasons are as follows: (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. Should you be concerned you should simply call the Bagshot conveyancing practice and enquire why they are no longer on the approved list for your bank.
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Bagshot. The house had a small mortgage remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then TSB will insist on your using a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.
Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Bagshot?
Many commercial conveyancing solicitors in Bagshot will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Bagshot. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bagshot.
For every commercial conveyancing transaction in Bagshot it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Bagshot commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Bagshot.
I'm purchasing my first flat in Bagshot with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not inform my lawyer about this deal as it may adversely affect my mortgage with Barclays . Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What makes your site different to alternative internet conveyancing brokers for conveyancing in Bagshot?
At this site obtain a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Bagshot. Unlike many estate agents and many comparison sites we are not in the business of charging firms a commission if you instruct them for your home move in Bagshot
Is it best to use a Bagshot conveyancing practitioner in close proximity to the house I am purchasing? An old friend can handle the legal formalities but they are based a couple of hundredmiles away.
The benefit of a local Bagshot conveyancing practice is that you can visit the firm to sign documents, deliver your ID and pester them if necessary. Having local Bagshot know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and they were impressed that should trump using an unfamiliar Bagshot conveyancing lawyer just because they are local.