Completed the sale of my flat in Rayners Lane last June but my buyer keeps texting me to moan that her solicitor is waiting to hear from mine. What should have happened following completion?
Post completion of your sale your lawyer is committed to deliver the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Depending on the transaction, your solicitor must also confirm that the mortgage has been redeemed to the purchasers lawyers. There are no post completion formalities unique to conveyancing in Rayners Lane.
Please explain the implications if my solicitor is suspended from the Nationwide Conveyancing panel ahead of completing my conveyancing in Rayners Lane?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Are all Rayners Lane Conveyancing Quality Solicitors on the Aldermore conveyancing list of approved practices?
Some major lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
When it comes to lenders such as TSB, do Rayners Lane solicitors face an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
Can I be sure that the Rayners Lane conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Rayners Lane obtaining recommendations is a sensible starting point. 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 advocate that you speak with the lawyer carrying out your transaction.
It has been four months following my purchase conveyancing in Rayners Lane concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am a sole trader hoping to lease a unit on the high street. Can you recommend solicitors offering no-sale-no fees for non-domestic conveyancing in Rayners Lane for less than £1,200?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Rayners Lane, including the disposal and purchase of businesses as well as simply property. If you are hoping to buy or sell a shop, pub, restaurant, office, retail unit or a whole business we will find you the right lawyer. Regarding the fees these will vary based on the structure and nuances of the proposed transaction. Let us have your details or call us so that we may furnish you with comprehensive commercial conveyancing quote.
As co-executor for the estate of my grandmother I am disposing of a property in Monmouth but reside in Rayners Lane. My lawyer (who is 260 kilometers awayhas requested that I execute a statutory declaration prior to completion. Could you suggest a conveyancing solicitor in Rayners Lane to witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Rayners Lane based