Is the fact that my solicitor in Ratcliff is not identified on my lender's solicitor panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should contact the Ratcliff conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Do I have to visit the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Ratcliff so that I can pop in to their offices when needed.
Nowadays approved lawyers for banks carry out all of the communications through Royal Mail, internet or over phone calls. This means that they can undertake the conveyancing transaction regardless of where you live in the country. That being said you can check if you can still book an appointment to visit conveyancing lawyer if you prefer.
My father pointed out to me me that in purchasing a property in Ratcliff there could be a number of restrictions prohibiting external alterations to a property. Is this right?
We are aware of anumerous of properties in Ratcliff which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Ratcliff should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had instructed solicitors with offices in Ratcliff on the Skipton solicitor panel. They are now charging me an additional charge for the legal aspects of the Skipton mortgage. Is this an additional conveyancing fee set by Skipton?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. The fee is not dictated by Skipton but by your Ratcliff conveyancer. Plenty of firms on the Skipton panel will quote ’dealing with mortgage’ fee and others do not.
The mortgage over my property is with UBS for my property in Ratcliff. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel solicitor.
I own a terraced Edwardian house in Ratcliff. Conveyancing lawyer acted for me and Alliance & Leicester . 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 under the exact same address. I'd like to know for sure, how can I find out??
You should 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ratcliff and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing solicitor who conducted the purchase.
How simple is it to change conveyancer as I need to appoint a firm on the Halifax conveyancing list. I hired a local conveyancing solicitor in Ratcliff round the corner but the firm is not accepted by Halifax
It would be our pleasure to help you find a conveyancing solicitor in Ratcliff on the Halifax panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Ratcliff. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Ratcliff.
We have instructed a Ratcliff conveyancing solicitor for our house purchase (novice purchasers) and have noticed in the engagement letter that they are not overseen by the FCA. Should I be concerned or is that usually the case with property lawyer?
We can't see why they should be. Most conveyancing practitioner don't lend money. You should check that they are governed by the SRA, who set specific obligations in place on monies deposited on client account.