Is the fact that my conveyancer in Lydiate is not on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Lydiate conveyancing practice and ask them why they are no longer on the approved list for your lender.
I had intended to instruct a conveyancing solicitor in Lydiate for our house move. Our broker informed us that our mortgage lenders Bank of Ireland won't deal with them. Why is this not regarded as unduly restrictive?
Banks normally restrict either the category or the volume of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a firm must not be a sole practitioner. In addition to restricting the type of firm, some have limited the amount of solicitor practices they use to represent them. Be aware that Bank of Ireland have no responsibility for the quality of advice provided by any member of Bank of Ireland Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels since 2008 even though there remains mixed views concerning the level of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that plenty of law firms, including some in or near Lydiate only carry out a couple conveyances per annum.
I am close to exchanging contracts on the sale of our house in Lydiate and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an internet conveyancing outfit rather than a conveyancing solicitor in Lydiate. Having lived in Lydiate for many years we know of no issue. Should we get in touch with our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must check with 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)
four months have gone by since my purchase conveyancing in Lydiate took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Lydiate is where the house is located. What do you suggest?
Flying freeholds in Lydiate are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lydiate you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lydiate 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.
How simple is it to use your search app to get a costs illustration from a conveyancing solicitor in Lydiate on the panel for my mortgage?
Step one is to pick a bank such as HSBC Bank, The Mortgage Works or Britannia then specify your preferred area such as Lydiate. Conveyancing firms in Lydiate and across England and Wales will then be listed.