Am I correct in assuming that the fact that my solicitor in Northamptonshire is not on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 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 lawyer 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 Northamptonshire conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Northamptonshire. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then Leeds Building Society will insist on your using a conveyancer on the Leeds Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Leeds Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Leeds Building Society mortgage is registered as a charge at the Land Registry.
A relative suggested that if I am purchasing in Northamptonshire I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Northamptonshire conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Northamptonshire around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Northamptonshire.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one near me in Northamptonshire I like with a park and transport links nearby, the downside is that it's only got 61 years on the lease. There is not much else in Northamptonshire in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage that many years may be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
Is it possible to transfer to a new firm as I need to select a firm on the Bank of Ireland conveyancing list. I was using a family conveyancing solicitor in Northamptonshire round the corner but the firm is not accepted by Bank of Ireland
We will our best to assist in finding you a conveyancing solicitor in Northamptonshire on the Bank of Ireland panel. Please note that the solicitors that we list do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Northamptonshire. In utilising search facility on this site, you can scrutinise fees for conveyancing solicitors in Northamptonshire and throughout England and Wales.
I'm purchasing a property in Northamptonshire. I have found my conveyancer's company on the Law Society's list, but I can't locate my lawyer's name as listed on the regulator's website. Should I be concerned?
Not every individual in the practice must be listed by the regulator. As long there is someone qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unlicensed staff.