Is the fact that my solicitor in Hanslope is not identified on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. If you are concerned you should contact the Hanslope conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Our nephew is purchasing a new build apartment in Hanslope with a mortgage from Lloyds. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
As a FTB what is the most important piece of guidance you can impart concerning purchase conveyancing in Hanslope?
You may not hear this from too many lawyers but conveyancing in Hanslope and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the transaction. E.g., the seller, property agent and sometimes the bank. Appointing a solicitor for your conveyancing in Hanslope should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose interest is to protect your legal interests and to keep you safe.
There is a worrying creep of a "blame" culture- someone must be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer ahead of the other parties in the home moving process.
I have justbeen informed that Action Conveyancing have been shut down. They carried out my conveyancing in Hanslope for a purchase of a leasehold flat 12 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hanslope conveyancing specialists.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Hanslope is the location of the property. What do you suggest?
Flying freeholds in Hanslope are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hanslope you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hanslope may ascertain 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.
What does commercial conveyancing in Hanslope cover?
Non domestic conveyancing in Hanslope incorporates a wide array of services, provided by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.