Am I correct in assuming that the fact that my solicitor in Manselton is not on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable 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) 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 Manselton conveyancing firm and enquire why they are no longer on the approved list for your lender.
I'm the sole beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Manselton. Conveyancing formalities meant that the Land Registry date was in April. I plan to dispose of the property. I understand that there is a CML six month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the house in April. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. many lenders would take a pragmatic view as this requirement is primarily there to capture subsales or the flipping of properties.
My wife and I have organised a further advance on our home loan from Nottingham as we want to conduct alterations to our home in Manselton. Are we obliged to choose a bricks and mortar Manselton solicitor on the Nottingham conveyancing panel to handle the paperwork?
Nottingham don't usually require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham panel.
The formalities of my remortgage has taken place for my property in Manselton. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
five months have gone by following my purchase conveyancing in Manselton completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. 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 property 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.
I decided to have a survey completed on a property in Manselton ahead of retaining lawyers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some mortgage companies will refuse to issue a loan on such a house.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Manselton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Manselton to see if the conveyancing will be more expensive.
Is it possible to change conveyancer as I have to appoint one who is on the Clydesdale conveyancing panel. I instructed a family conveyancing solicitor in Manselton five minutes from me but he is not accepted by Clydesdale
It would be our pleasure to help you select a conveyancing solicitor in Manselton on the Clydesdale panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Manselton. In utilising the find a conveyancing solicitor tool on this website, you can contrast costs for conveyancing solicitors in Manselton and beyond.
As co-executor for the estate of my grandmother I am selling a house in Neath but live in Manselton. My solicitor (who is 250 miles from meneeds me to execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in Manselton to attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Manselton based