Is the fact that my conveyancer in Leeswood is not on my lender's conveyancing panel that there is a problem with the quality of her 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 indicated 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 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 Leeswood conveyancing firm and ask them why they are no longer on the approved list for your bank.
I am helping my sister sell her flat in Leeswood. Does the conveyancer arrange an EPC or do I organise this?
Following the abolition of Home Information Packs, energy performance certificates was maintained a required part of selling a property. An EPC should be commissioned in advance of the property being advertised. This is not something that law firms normally arrange. If you are instructing a Leeswood conveyancing practitioner they might be able to arrange energy assessments given their relationships with reputable Leeswood assessors
My partner and I have organised the release of further monies on our home loan from TSB as we want to conduct a loft conversion to our property in Leeswood. Do we need to choose a local Leeswood solicitor on the TSB conveyancing panel to deal with the paperwork?
TSB don't usually require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.
The formalities of my remortgage has taken place for my property in Leeswood. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Will our solicitor be raising enquiries about flooding during the conveyancing in Leeswood.
Flooding is a growing risk for solicitors dealing with homes in Leeswood. Plenty of people will acquire a house in Leeswood, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a various searches that may be undertaken by the purchaser or by their conveyancers which can figure out the risks in Leeswood. The standard information supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to find out if the premises has suffered from flooding. In the event that the property has been flooded in past which is not notified by the vendor, then a buyer may commence a claim for damages stemming from an incorrect reply. A purchaser’s lawyers may also carry out an environmental search. This should reveal if there is a recorded flood risk. If so, further investigations should be conducted.
Me and my brother purchased a 4 bedroom Georgian property in Leeswood. Conveyancing solicitor represented me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Leeswood and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing lawyer who conducted the conveyancing.
How does conveyancing in Leeswood differ for new build properties?
Most buyers of new build premises in Leeswood approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in Leeswood tend to purchase the land, 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 Leeswood or who has acted in the same development.
I am downsizing from my home. My previous conveyancers has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Leeswood if that makes things easier.
Please use our search tool to help you choose a solicitor for your conveyancing in Leeswood. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.