I can't travel far from Page Green. Is there a reason why all Page Green solicitors aren't automatically on all bank panels?
As unjust as it may seem for banks to restrict who can represent them, from the public’s or conveyancer’s standpoint, the flip side is that mortgage companies are becoming ever more anxious and feel it necessary to defend themselves from illegal activities. As a consequence of this concern mortgage companies have restricted their conveyancing panel to a size that they are happy to control.
Last March we completed a house move in Page Green. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Page Green?
The query is not clear as to the nature of the problems and if they are specific to conveyancing in Page Green. Conveyancing searches and due diligence undertaken as part of the buying process are designed to help avoid problems. As part of the process, the vendor completes a document referred to as a SPIF. If the information ends up being inaccurate, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Page Green.
We are buying a flat and require a conveyancing solicitor in Page Green who is on the Coventry BS conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Page Green.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Page Green?
There are many recorded licenced Conveyancers in Page Green and Solicitor practices in Page Green who provide Conveyancing services We would stress that both are regulated professionals specialising in the legal work in transferring property. They may both also deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I just bought a property at auction in Page Green. Conveyancing is needed. What are my next steps?
Now that you have exchanged you must appoint a conveyancing solicitor quickly as you are faced with a fast approaching deadline in which to complete the property. An auction property will have an associated legal pack. This should include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold premises the legal pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .
I have paid off my mortgage with Clydesdale. I assume I don't need a Page Green solicitor on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
My colleague suggested that where I am buying in Page Green I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Page Green conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Page Green around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Page Green Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data about Page Green.
I am thinking of appointing a conveyancing lawyer in Page Green for my purchase. Is it possible to check a firm’s record with the profession’s regulator?
One may read documented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes recorded call for training requirements.