Is the fact that my conveyancer in Freshwater Bay is not listed on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
It would not be wise 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 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 simply call the Freshwater Bay conveyancing practice and enquire why they are no longer on the approved list for your lender.
Are the BSA planning on creating a searchable register to to identify law firms on the Coventry BS conveyancing panel for example in Freshwater Bay?
We have not been informed any plans on the part of the BSA to promote such a register.
We are purchasing a house in Freshwater Bay. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to deposit our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Freshwater Bay?
There are many registered licenced Conveyancers in Freshwater Bay and Solicitor partnerships in Freshwater Bay who provide Conveyancing services We would stress that the two are regulated professionals specialising in the legal work in the home buying process. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am assisting my niece sell her house in Freshwater Bay. Will the conveyancer arrange the EPC or do I organise this?
After the abolition of Home Information Packs, energy assessments was maintained a required element of selling a house. An EPC must be commissioned prior to the property being put on the market. It is not something that lawyers normally organise. Where you are instructing a Freshwater Bay conveyancing lawyer they may be able to arrange energy performance certificates given their contacts with reputable Freshwater Bay accredited person
What can a local search reveal about the property my wife and I purchasing in Freshwater Bay?
Freshwater Bay conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search plays a central part in most Freshwater Bay conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
It has been 3 months following my purchase conveyancing in Freshwater Bay completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. 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 asset 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.
Our lawyer in Freshwater Bay has discovered a a problem with the lease for the property we are purchasing in Freshwater Bay. The other side have put forward defective title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor says that as he is on the bank conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.