Am I correct in assuming that the fact that my conveyancer in Hinckley is not listed on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a 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 solicitor 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 Hinckley conveyancing firm and enquire why they are no longer on the approved list for your bank.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Hinckley. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then Barclays will insist on your using a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.
Do commercial conveyancing searches disclose planned roadworks that may impact a commercial premises in Hinckley?
Its becoming the norm that commercial conveyancing solicitors in Hinckley will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Hinckley. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Hinckley.
For every commercial conveyancing transaction in Hinckley it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Hinckley commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Hinckley.
How does conveyancing in Hinckley differ for newly converted properties?
Most buyers of new build residence in Hinckley contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because developers in Hinckley typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hinckley or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a house in Hinckley in advance of instructing solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend refuse to give a mortgage on a flying freehold house.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hinckley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hinckley to see if the conveyancing costs will increase in light of this.
Are there any apps to help find a Hinckley conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to twentymiles to meet the lawyer.
You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Hinckley and you will see a number of lawyer located nearest Hinckley. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.