We are planning to acquire a property and require a conveyancing solicitor in Deanshanger who is on the Aldermore conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Deanshanger.
The Deanshanger conveyancing lawyers that I recently instructed on my purchase in Deanshanger have suddenly shut down. I only went with them because I needed a solicitor on the Nationwide conveyancing panel and my previous Deanshanger lawyer was not. I paid them 275 plus VAT in advance. What do I do now?
If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Nationwide conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
I am the single recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Deanshanger. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in October. Will no one buy the property for half a year?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How sensible a view banks take of it, depend on the mortgage company as this obligation is primarily there to capture the purchase and immediately sell or the wholesaling and assigning of property.
Is it the case that all Deanshanger CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved solicitors?
A selection of banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
When it comes to mortgage companies such as UBS, do Deanshanger conveyancing practitioners incur an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
Are there restrictive covenants that are commonly identified during conveyancing in Deanshanger?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Deanshanger. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Deanshanger is the location of the property. What do you suggest?
Flying freeholds in Deanshanger are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Deanshanger you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Deanshanger 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 residence.
I am thinking of appointing a conveyancing practitioner in Deanshanger for my house move. Is it possible to review a solicitor's record with the legal regulator?
Members of the public may review presented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.