Is the fact that my conveyancer in Great Ayton is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of his work?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 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 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 Great Ayton conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
The Great Ayton conveyancing firm handling our Great Ayton conveyancing has spotted an inconsistency when comparing the surveyor’s assumptions in the valuation report and what is in the conveyancing documents. My solicitor has advised that he must check that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s stance right?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. 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.
We are looking to buy a house and require a conveyancing solicitor in Great Ayton who is on the Principality solicitor 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 Principality . We don't recommend any particular firms conducting conveyancing in Great Ayton.
How can we know in advance if a Great Ayton conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Great Ayton obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your transaction.
I can not fathom if my bank requires a lease extension. I have called into my local Great Ayton bank branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Great Ayton conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend based on their specific requirements. I have no idea who is right.
As long as the conveyancing practitioner is on the bank panel, they must follow the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
After weeks of negotiation I have agreed a price on a house in Great Ayton. My financial adviser suggested a conveyancer. I paid an on account payment of £225. A couple of days later, the lawyer called me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are close to exchanging contracts on the sale of our property in Great Ayton and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the purchasers used a factory type conveyancing practice as opposed to a conveyancing solicitor in Great Ayton. We have lived in Great Ayton for many years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Great Ayton is where the house is located. What do you suggest?
Flying freeholds in Great Ayton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Great Ayton you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Ayton may decide 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 premises.