Am I correct in assuming that the fact that my solicitor in Mobberley is not identified on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters 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 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 contact the Mobberley conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
AssumingI were to acquire a straightforward propertyin Mobberley for cash and have no survey and no local authority searches how much could I expect to have to pay for conveyancing in Mobberley?
Any savings you would gain would be isolated to the Mobberley conveyancing searches. Your solicitor still be obliged to do everything else - money laundering, liaising with the vendors conveyancer, stamp duty return, register the property etc. A marginal saving might be made by not having to register a mortgage however it will not be significant.
I'm the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the my former home in Mobberley. Conveyancing formalities meant that the Land Registry date was in September. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the property in September. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook instructs 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 mortgage companies would take a pragmatic view as this obligation is principally there to identify subsales or the flipping of properties.
We previously chose conveyancers based in Mobberley on the Clydesdale solicitor approved list. They are now charging me a separate sum for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer can levy a fee for this. The charge is not dictated by Clydesdale but by your Mobberley conveyancing practitioner. Plenty of firms on the Clydesdale panel will charge an ‘acting for lender’ fee and others do not.
My wife and I have organised a further advance on our mortgage from Bank of Ireland as we intend to carry out a loft conversion to our home in Mobberley. Are we obliged to appoint a nearby Mobberley solicitor on the Bank of Ireland conveyancing panel to deal with the legals?
Bank of Ireland do not ordinarily instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.
I require quick conveyancing in Mobberley as I am under an ultimatum to complete inside 3 weeks. Fortunately I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?
As you are are a cash buyer you have the choice not to do searches although no law firm would advise that you don't. With plenty of history conveyancing in Mobberley the following are instances of issues that can appear and therefore affect future saleability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Road Schemes,...
I used Arc property Solicitors a few years ago for my conveyancing in Mobberley. I now require my papers but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Mobberley of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My wife and I purchased a leasehold house in Mobberley. Conveyancing and Nottingham Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Mobberley who previously acted has now retired. What should I do?
The first thing you should do is contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Mobberley conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Mobberley Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying
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Does the lease include onerous restrictions? How much is the ground rent and service charge? It is important to be aware whether window replacement or some other major work is due in the foreseeable future that will be shared amongst the leaseholders and could well dramatically increase the the service costs or require a one time invoice.