I sincerely hope you can help me. My Potton solicitor is advising me that she is duty bound toapply for Potton conveyancing searches becausethe firm are on the Lloydssolicitor panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Potton conveyancing searches.
My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Potton. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this possible?
If you intend to re-mortgage then Nottingham will require that you use a conveyancer on the Nottingham 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 Nottingham 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 Nottingham mortgage is registered as a charge at the Land Registry.
We previously selected solicitors with offices in Potton on the Yorkshire BS solicitor approved list. They are now charging me an additional sum for handling the Yorkshire BS mortgage. Is this an additional conveyancing fee specified by Yorkshire BS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not set by Yorkshire BS but by your Potton lawyer. Numerous firms on the Yorkshire BS panel will charge an ‘acting for lender’ fee and others do not.
Can I be sure that the Potton conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Potton seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your transaction.
My partner and I are at the point of viewing apartments in Potton and I am about to put in an offer. Should I already have a property lawyer in place at this stage? I am planning to take a mortgage with Coventry BS.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are obtaining a mortgage with Coventry BS, ask your prospective lawyers if they are on the Coventry BS conveyancing panel otherwise they can't do the mortgage legal work.
My colleague suggested that where I am purchasing in Potton 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 Potton conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Potton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Potton Education with maps and statistics, Local Amenities and other useful information about Potton.
I used Stirling Law a few years past for my conveyancing in Potton. Now, I need my files however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Potton of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I are a couple of weeks into a leasehold purchase having been recommend to solicitors by the selling agent to handle our conveyancing in Potton. I am am very dissatisfied with the quality of service. Can you help me find new conveyancers?
A lawyer would have to be very bad to suggest replacing them. Has the mortgage been sent? In the event that it has you must advise them of the new solicitor and get the loan are issued to the new lawyers. The solicitor ideally needs to be on the lenders panel to avoid escalating expenses and delays. So that should be your starting point. Our search tool will assist you in finding a bank approved solicitor for your home move in Potton