Is the fact that my conveyancer in Conisborough is not on my lender's solicitor panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 simply call the Conisborough conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Conisborough. Do I collect the keys to the house on the completion date from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Conisborough?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's conveyancers, and once they have received this, you should be invited to pick up the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
I am selling my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being a right pain. The Conisborough solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
My offer was accepted on a property in Conisborough on 1/8/2025, valuation was booked 4 days later, all came back fine. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
Do commercial conveyancing searches disclose proposed roadworks that may impact a commercial estate in Conisborough?
Its becoming the norm that commercial conveyancing solicitors in Conisborough will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Conisborough. The search result 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 Conisborough.
For every commercial conveyancing transaction in Conisborough it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Conisborough commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Conisborough.
Am I right to be suspicious by brokers that I am dealing with are encouraging me to use a national conveyancing firm rather than a local Conisborough conveyancing company?
As is the case with lots of professional services, often recommendations from family and friends can be worth their weight in gold. Nevertheless there are numerous parties with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and banks might all recommend solicitors to retain. On occasion these conveyancers might be known to one of the organisations as experts in their field, but sometimes there exists a commercial relationship behind the recommendation. You are at liberty to choose your preferred conveyancer. However, bear in mind that some banks operate an approved list of law firms you have to use for the mortgage aspect of your house move.
My wife and I purchased a leasehold house in Conisborough. Conveyancing and Norwich and Peterborough Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Conisborough who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Conisborough conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Conisborough Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
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Are there any major works in the planning that could add a premium to the service fees? Best to be warned if window replacement or some other significant cost is coming up to be shared by the leasehold owners and will materially increase the the maintenance fees or result in a one off payment.
Why can I not complete my conveyancing in Conisborough on Easter Monday?
This is due to the fact that on completion the funds needs to be transferred electronically between the banks of the purchaser and seller's conveyancing practitioner and currently this can only happen on a working day. It is not possible to complete on a saturday or sunday either.