Am I correct in assuming that the fact that my solicitor in Northam is not on my bank's conveyancing panel that there is a problem with the quality of her work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Northam conveyancing firm and enquire why they are no longer on the approved list for your lender.
I have given 2 months notice to my current landlord and must vacate my let out property in Northam by the end of next month. Conveyancing for my house purchase is progressing. Can I complete in three weeks as I wish to avoid having to find short term accommodation?
It is unwise to serve notice for your tenancy unless you have exchanged. Assuming that you have not already done so, contact to your lawyer and request that they chase the other solicitors, try to get a realistic time scale from them that all parties will work to achieve
we are a couple who are purchasing a purpose built apartment in Northam with a mortgage from The Royal Bank of Scotland.We use our Northam conveyancing solicitor but The Royal Bank of Scotland informed us his firm is not listed on their approved list of member firms. We have to appoint a The Royal Bank of Scotland panel solicitor or retain our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage issued to you is subject to its terms and conditions, a common one being that solicitors must be on the The Royal Bank of Scotland solicitor panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland
It has been four months since my purchase conveyancing in Northam concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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 residence 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.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Northam. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Northam
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
How easy is it to change a solicitor as I need to find a Northam based firm who is on the bank conveyancing panel. How simple is it to change conveyancer?
If you haven't yet appointed a conveyancer to start work and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Northam that you're thinking of instructing.