What happens if my lawyer’s firm is removed from the UBS Solicitor panel ahead of completing my conveyancing in Shaftesbury?
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.
My conveyancer has informed me that missing deeds insurance is necessary on my purchase. What is the level of cover for Shaftesbury conveyancing?
The appropriate level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and Skipton Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
Can I be sure that the Shaftesbury conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Shaftesbury seeking 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 suggest that you speak with the solicitor conducting your transaction.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Shaftesbury lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
A relative recommended that where I am buying in Shaftesbury I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Shaftesbury conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Shaftesbury around the property and the people living there. It includes 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, Local Education with maps and statistics, Local Amenities and other useful data concerning Shaftesbury.
The deeds to our home can not be found. The lawyers who dealt with the conveyancing in Shaftesbury 5 years ago are no longer around. What are my next steps?
As long as the title is registered the details of your ownership will be retained by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, locate your property and obtain up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
Due to the advice of my in-laws I had a survey completed on a house in Shaftesbury prior to retaining solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some banks will refuse to issue a loan on a flying freehold property.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. If you e-mail us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Shaftesbury. Conveyancing may be slightly more expensive based on your lender's requirements.
We're first time buyers - had an offer accepted, yet the agent told us that the owners will only issue a contract if we instruct the agent's chosen conveyancers as they need an ‘expedited deal’. We would rather use a family solicitor used to conveyancing in Shaftesbury
It is highly unlikely the sellers are behind this. If they require ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Contact the vendors directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)however you will continue to use your own,trusted Shaftesbury conveyancing lawyers - as opposed tothe ones that will give the estate agent a commission or hit his conveyancing thresholds pre-set by senior management.