Much to our surprise we have been told by our estate agent that my Shacklewell solicitor is not on the bank Solicitor panel. How can I be sure if this is correct?
The best course of action for you to take is to contact your Shacklewell conveyancer. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
My wife and I are soon to complete buying a house in Shacklewell but as a consequence of wreckage from a small fire at the property I have was able negotiate compensation from the vendor in the sum of six thousand pounds in the form of a deduction in the price. This was going to be dealt with as part of the conveyancing process however UBS are not allowing this. Should they have been notified?
Your lawyer that is on the UBS approved list is duty bound to inform UBS of any variations to the purchase price. If you were to refuse your conveyancing practitioner to disclose the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new property lawyer for your conveyancing in Shacklewell.
I am due to move home in September. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Shacklewell. Conveyancing lawyer was found prior to coming across your site.
On the afternoon of completion you can collect the keys from the property agent but this should only be done after the sellers solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you should inform the removal company that you are ready to move in. We are not in a position to suggest a particular removal organisation but can help you find a conveyancing in Shacklewell or a lawyer that specialises in conveyancing in Shacklewell.
Can I be sure that the Shacklewell conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Shacklewell obtaining recommendations is a sensible 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 which is cheap as chips. We would always recommend that you speak with the lawyer conducting your conveyancing.
The formalities of my remortgage has taken place for my property in Shacklewell. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I used Action Conveyancing several years ago for my conveyancing in Shacklewell. Now, I need my documents however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Shacklewell 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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Shacklewell is the location of the property. Can you offer any advice?
Flying freeholds in Shacklewell are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shacklewell you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shacklewell may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How does one as executor remove a deceased person's name from the title deeds for a property in Shacklewell?
Where a Shacklewell property is co-owned and one of the proprietors passes away, the name will not immediately be removed from the Land Registry title. You are not required to remove their name as when it comes to a sale your conveyancer would just be required to evidence as to the reason the co owner is not a party to the contract, such as the probate documents.
With a view to making things simpler for the sale of the property you can arrange to have the deceased name erased from the title entries by applying to HM Land Registry with proof of the death. There is no land registry fee payable.