My apartment in Bispham is up for sale and I have accepted an offer. Does the solicitor have to be on the Lloyds conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Bispham. Do I pick up the keys to the house on completion from my solicitor? If so, I will instruct a local conveyancing solicitor in Bispham?
On the day of completion you do not need to go to the conveyancers office in Bispham. Conveyancing lawyers for you will transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you will be called to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
is it true that all Bispham solicitor firms on the Santander conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Santander conveyancing panel they would need to be governed by the SRA. The majority of mortgage companies do list licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Bispham solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bispham postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Bispham.
It has been five months following my purchase conveyancing in Bispham took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey completed on a house in Bispham prior to retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some banks will not give a loan on a flying freehold house.
It varies from the lender to lender. HSBC has different instructions from Nationwide. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bispham. Conveyancing will be smoother if you use a solicitor in Bispham especially if they are accustomed to such properties in Bispham.
I am thinking of appointing a conveyancing lawyer in Bispham for my house move. Is it possible to review a firm’s record with the legal regulator?
One can read documented Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator may recorded call for training purposes.
To what extent are Bispham conveyancing solicitors duty bound by the Law Society to publish transparent conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Bispham or beyond.