Am I correct in assuming that the fact that my solicitor in Cleobury Mortimer is not identified on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters 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 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 Cleobury Mortimer conveyancing practice and enquire why they are no longer on the approved list for your bank.
Our god-son is in the process of securing a house that has just been built in Cleobury Mortimer with a home loan from Clydesdale. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am due to move home in March. Will my conveyancing solicitor call the removal company on the completion day. Incidentally, can you put forward a removal company in Cleobury Mortimer. Conveyancing solicitor was organised before I stumbled across your site.
On the day of completion you will need to pick up the house keys from the estate agent but this should only be done once the vendors lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You should inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can help you locate a residential property solicitor in Cleobury Mortimer or a lawyer with expertise in conveyancing in Cleobury Mortimer.
I have decided to exercise my right to buy my property in Cleobury Mortimer off the council. I have a mortgage agreed with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being pedantic. The Cleobury Mortimer solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I decided to have a survey completed on a house in Cleobury Mortimer in advance of appointing solicitors. I have been told that there is a flying freehold element to the house. My surveyor advised that some lenders may refuse to give a mortgage on this type of premises.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. Should you wish to call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cleobury Mortimer. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cleobury Mortimer to see if the conveyancing costs will increase in light of this.
As co-executor for the will of my father I am disposing of a residence in Neath but live in Cleobury Mortimer. My lawyer (who is 260 kilometers from merequires that I sign a statutory declaration prior to completion. Could you suggest a conveyancing solicitor in Cleobury Mortimer who can attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are located in Cleobury Mortimer
We are in the process of selling our flat in Cleobury Mortimer. Conveyancing solicitors are doing their job but we are being charged a fortune by the freeholder. So far we have paid £225 for a leasehold management pack and then a further £118 for answers to queries supplied by the buyers solicitor.
You will not have any say over the level of the charges for this information but the typical fee for the information for Cleobury Mortimer leasehold property is £380. When it comes to Cleobury Mortimer conveyancing deals it is conventional for the vendor to pay for these costs. The freeholder or their agents are under no legal obligation to address such questions although many will be content to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Regretfully there is no legislation that mandates capped charges for administrative tasks. There is no statutory time limit by which they are duty bound to provide the information.