Am I correct in assuming that the fact that my conveyancer in Rushden is not on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a 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) low volume of transactions (2) the lawyer 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 contact the Rushden conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
When it comes to lenders such as Skipton, do Rushden property lawyers have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I am selling my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being a right pain. The Rushden solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
About to purchase apartment in Rushden. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rushden conveyancing practitioner is on the Coventry BS conveyancing panel.
Have purchased a a semi-detached house in Rushden , What is the estimated time for the Land Registry to record my title? My Rushden conveyancing solicitor has been very slow, so I want to check the registration is dealt with.
There is nothing unique when it comes to conveyancing in Rushden registration formalities. Rather than based on location, timescales can vary depending on who lodges the application, whether it is in order and whether the Land registry have to notify any other parties. Currently in the region of three quarters of such applications are fully addressed within 12 days but occasionally there can be longer hold-ups. Registration is effected once the buyer is living at the property so an expedited registration is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.
I am a sole trader looking to take an assignment of a lease of a shop on a shopping parade. Can you recommend solicitors offering no-move-no fees for non-domestic conveyancing in Rushden for less than £1,200?
We can recommend firms who host a wealth of experience of commercial conveyancing in Rushden, including the sale and purchase of businesses as well as simply property. If you are looking to buy or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right lawyer. Regarding the costs these will vary based on the structure and terms of the deal. Let us have your contact information or call so as to enable us to furnish you with a fixed commercial conveyancing calculation.
I am 3 weeks into a freehold purchase having been directed to a firm by the selling agent to execute conveyancing in Rushden. We are not happy. Could you help me find new lawyers?
They would need to be really poor in order to consider changing them. Has the mortgage offer been generated? If so you must inform them of the replacement conveyancer and ensure the mortgage documents are issued to the new lawyers. Your solicitor ideally needs to be on the banks panel to avoid supplemental fees and frustration. So that should be your first question of the new conveyancers. The search tool will help you find a lender approved lawyer for your conveyancing in Rushden
The solicitors conducting our conveyancing in Rushden has forwarded papers to review that state the property is unregistered with epitome documents. Surely all properties in Rushden are registered?
Although the vast majorities of properties in Rushden are now registered with HMLR there are still some that are unregistered. Any property in Rushden that has been transferred since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Rushden property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Rushden conveyancing lawyers will be capable of dealing with this type of conveyancing but in the event that uncertainty exists the prevailing recommendation presently is for the seller’s conveyancer to address the registration formalities first and subsequently sell - this this chain of events will result in a prolonged conveyancing.