My wife and I are hoping to purchase a property in Hurst and have appointed a Hurst conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Santander have this afternoon contacted us to inform me that there is now an issue as our Hurst conveyancer is not on their approved list of lawyers. Please explain?
Where you are buying a property requiring a mortgage it is standard for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Hurst solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
We see that you have a search directory identifying solicitors on the UBS conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Hurst?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hurst.
Do I have to visit the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Hurst so that I can attend their offices if necessary.
These days conveyancing panel lawyers for lenders carry out all of the work via the post, internet or over phone calls. This means that they can undertake the legal work for your home move no matter where you live in England or Wales. That being said you should check if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
I purchased my apartment on 9 November and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Hurst said it should be recorded inside ten days. Are titles in Hurst uniquely lengthy to register?
There is nothing unique about conveyancing in Hurst registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any third persons or bodies. As of today approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to longer delays. Historically registration is effected after the purchaser has moved in to the property thus 'speed' is not always an essential issue but where there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
How can the Landlord & Tenant Act 1954 affect my commercial offices in Hurst and how can you help?
The 1954 Act gives a safeguard to business lessees, granting the dueness to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Hurst is one of our hundreds of areas of the UK in which our lawyers are located
I'm remortgaging a apartment in Hurst. I have found my conveyancer's company on the CLC list, but I can't see my conveyancer's name on the list. Is this a big problem?
Not all staff in the company must be listed by the regulator. As long there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unlicensed staff.