Am I correct in assuming that the fact that my solicitor in Parkwood Springs is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
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 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) 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. Where you are concerned you should simply call the Parkwood Springs conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
We see that you have a post code search directory identifying firms on the Santander conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Parkwood Springs?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Parkwood Springs.
What is your number one tip for finding a conveyancing solicitor in Parkwood Springs
It would be unwise to be swayed by the lowest Parkwood Springs conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My father advised me that in buying a property in Parkwood Springs there may be a number of restrictions prohibiting external alterations to the property. Is this right?
We are aware of anumerous of properties in Parkwood Springs which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Parkwood Springs should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to mortgage companies such as Coventry BS, do Parkwood Springs conveyancers have to pay an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I have a semi-detached Victorian property in Parkwood Springs. Conveyancing solicitor acted for me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Parkwood Springs and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who conducted the purchase.
We're new to the buying process - had an offer accepted, yet the selling agent advised that the seller will only go ahead if we appoint the agent's chosen solicitors as they are insisting on a ‘quick sale’. We would rather use a family conveyancer who is accustomed to conveyancing in Parkwood Springs
It is improbable the sellers are driving this. Should the vendor desire ‘a quick sale', turning down a motivated purchaser is likely to cause more damage than good. Contact the sellers directly and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you will continue to instruct your preferred Parkwood Springs conveyancing firm - rather thanthose that will earn the negotiator at the agency a referral fee or achieve conveyancing figures demanded by senior management.
I happen to be an executor of my recently deceased aunt’s Will, with a property in Parkwood Springs which will be sold. The bungalow has never been registered at the Land Registry and I'm advised that many estate agents will insist that it is done before they'll proceed. What's the procedure for this?
In the circumstances you refer to it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.