Am I correct in assuming that the fact that my solicitor in Shawbury is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Shawbury conveyancing practice and enquire why they are no longer on the approved list for your bank.
Having sold my house in Shawbury last October but my buyer keeps telephoning me to moan that his lawyer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
After completion of your sale your lawyer is obliged to send the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor should also confirm that the mortgage has been discharged to the purchasers solicitors. There is unlikely to be post completion procedures just for conveyancing in Shawbury.
I am selling my flat in Shawbury. Will my lawyer need to be on the Yorkshire BS conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
Is it necessary to take out insurance to cover chancel repairs when buying a house in Shawbury?
Unless a prior purchase of the property took place after 12 October 2013 you could expect lawyers delivering conveyancing in Shawbury to remain recommending a chancel search and or insurance against a claim.
Just had an offer accepted on a new build flat in Shawbury. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Shawbury
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Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I am due to consider quotes for conveyancing in Shawbury from various conveyancer and choose one. Am I right to tell them to hold tight until I I have my bid accepted on a house.
We suggest that you wait to get your solicitor to open a file and apply for searches after the sales confirmation has been sent by the estate agent especially as Shawbury conveyancing searches are a couple of hundred pounds.