I am not well enough to travel far from Portsmouth. Is there a reason why all Portsmouth solicitors aren't included on all bank panels?
Lenders highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. It resulted in mortgage companies removing a number of firms off their official list of approved conveyancing practitioners .
It is a dozen years since I bought my property in Portsmouth. Conveyancing solicitors have recently been appointed on the sale but I can't find the title deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be retained by your lender or they may stored with the conveyancers who handled your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Portsmouth involves registered property but in the rare situation where your home is unregistered it is more of a problem but is resolvable.
What is your number one tip for choosing a conveyancing solicitor in Portsmouth
We would encourage you not to go for the lowest Portsmouth conveyancing quote. You really do get what you pay for when it comes to property lawyers. 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.
I just bought a house at auction in Portsmouth. Conveyancing is needed. What happens now?
Having to in every practical sense signed on the dotted line you will need to appoint a conveyancing practitioner soon as you are facing a fast approaching deadline in which to complete the conveyancing. An auction property will have a corresponding legal set of papers. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You need to hand this to the conveyancer working for you ASAP. Do make sure that you have funds organised to complete on the on the contractual date .
I am selling my apartment. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being pedantic. The Portsmouth solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial site in Portsmouth?
Many commercial conveyancing solicitors in Portsmouth will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Portsmouth. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Portsmouth.
For each commercial conveyancing transaction in Portsmouth it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Portsmouth commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Portsmouth.
My wife and I purchased a terraced Georgian property in Portsmouth. Conveyancing lawyer acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Portsmouth and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing practitioner who conducted the purchase.
I am 3 weeks into a residential purchase having been directed to a firm by the local agent to carry out the conveyancing in Portsmouth. I am am very dissatisfied with the level of service. Can you help me find new lawyers?
A solicitor would have to be really bad to suggest diss instructing them. Has the mortgage been generated? If so you need to advise them of the replacement solicitor and get the offer are re-issued. The conveyancer needs to be on the mortgage company approved list to avoid escalating expenses and frustration. That should be your starting point. The find a solicitor tool should help you find a lender approved conveyancer for your home move in Portsmouth