Is the fact that my solicitor in Cawthorne is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 Cawthorne conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
The owners have very pushy sellers who has insisted on a exclusivity agreement with a non-refundable deposit 6,000. Is it wise to enter into such agreements?
There are two primary concerns with executing a lock out contract (sometimes known as an exclusivity agreement) is that it takes away the focus from progressing with the conveyancing work, so in the absence of it needing minimal or no negotiation then it could transpire to be a hindrance. It is not particularly popular by Cawthorne conveyancing lawyers as a result. A supplemental issue is the extent of the remedies available - an aggrieved purchaser is very unlikely to be issued with an injunction to prohibit the seller disposing of the property to another buyer, so the only remedy open via the agreement will be the recovery of abortive costs and, in restricted situations, the extra payment of damages.
I completed on my flat on 1 January and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in Cawthorne advises it will be dealt with in less than a month. Are transfers in Cawthorne particularly slow to register?
As far as conveyancing in Cawthorne registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can adjust according to who lodges the application, whether there are errors and whether the Land registry need to notify any interested parties. At present roughly three quarters of submission are completed within 12 days but some can be subject to protracted delays. Historically registration takes place after the buyer is living at the premises so registration formalities is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.
Just had an offer accepted on a new build apartment in Cawthorne. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Cawthorne
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There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Cawthorne is the location of the property. Is there any guidance you can impart?
Flying freeholds in Cawthorne are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cawthorne you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cawthorne may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
As co-executor for the estate of my uncle I am disposing of a property in Cardiff but live in Cawthorne. My solicitor (based 260 miles awayrequires that I execute a statutory declaration before completion. Can you recommend a conveyancing solicitor in Cawthorne who can witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are located in Cawthorne