Am I correct in assuming that the fact that my conveyancer in Lyme Regis is not on my mortgage company's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should simply call the Lyme Regis conveyancing practice and enquire why they are no longer on the approved list for your lender.
IfI was to acquire a straightforward housein Lyme Regis mortgage fee and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Lyme Regis?
Any savings you would make would be isolated to the disbursement for searches. A property lawyer is required to do the vast majority of work - money laundering, liaising with your vendors conveyancing practitioner, stamp duty submission, register the ownership etc. A marginal saving might be made by not needing to register a charge however it won't be meaningful.
Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Lyme Regis. Do I pick up the keys to the premises on completion from my conveyancer? If so, I will instruct a local conveyancing solicitor in Lyme Regis?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you should be invited to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
Is there a list of Santander panel solicitors in Lyme Regis on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings open the public on the web. If you are looking for a Lyme Regis lawyer on the Santander please make the most of our facility.
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being a right pain. The Lyme Regis solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a property in Lyme Regis? or I am told that there is an ancient law that means some owners of property living in a parish church boundary will be compelled to pay for maintenance to the chancel within the church. Is this appropriate for conveyancing in Lyme Regis?
Unless a previous purchase of the property completed post 12 October 2013 you could assume that solicitors delivering conveyancing in Lyme Regis to remain recommending a chancel search and or chancel repair liability insurance.
Me and my brother own a renovated Georgian house in Lyme Regis. Conveyancing lawyer acted for me and Virgin Money. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lyme Regis and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing lawyer who conducted the work.
Are all Lyme Regis law firms on every bank conveyancing panel?
The Lexsure search tool on this page may be of use or you can drop into your local bank branch in Lyme Regis. Chances are that they will know some good conveyancing solicitors in Lyme Regis