Am I correct in assuming that the fact that my conveyancer in Cudworth is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of her work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 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) lack 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 contact the Cudworth conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
It is 10 years ago since I purchased my property in Cudworth. Conveyancing lawyers have now been instructed on the sale but I am unable to track down the title documents. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be kept by the mortgage company or they may be archived with the solicitor who oversaw your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Cudworth involves registered property but in the rare situation where your home is not registered it is more problematic but is resolvable.
4 months have gone by since my purchase conveyancing in Cudworth took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. 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 premises 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.
Due to the advice of my in-laws I had a survey completed on a house in Cudworth in advance of retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies will not issue a mortgage on this type of premises.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you contact us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cudworth. Conveyancing will be smoother if you use a solicitor in Cudworth especially if they regularly deal with such properties in Cudworth.
Is it best to go with a Cudworth conveyancing practitioner based in the location that I am buying? We have a good friend who can conduct the legal work however her office is a couple of hundredmiles away.
The benefit of a local Cudworth conveyancing practice is that you can visit the firm to execute documents, hand in your ID and apply pressure on them if necessary. Having local Cudworth know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were impressed that must outweigh using an unknown Cudworth conveyancing solicitor solely due to them being based in the area.
How and when do I cover the costs of the Stamp Duty Land Tax chargeable for my Cudworth house purchase?
The conveyancer should fill out a Land Transaction Return Form for you during your Cudworth conveyancing transaction for signature. After completion your property lawyer will submit your STL Return Form to the Inland Revenue and - assuming they have the funds - pay any Stamp Duty liability for you.