Am I correct in assuming that the fact that my conveyancer in Sherwood is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. Where you are concerned you should simply call the Sherwood conveyancing firm and ask them why they are no longer on the approved list for your bank.
I am buying a terrace house in Sherwood. We would like to carry out a loft conversion at the house.Will legal work on the property include enquiries to see if these alterations are prohibited?
Your conveyancer should check the registered title as conveyancing in Sherwood can occasionally identify restrictions in the title documents which prevent categories of alterations or require the permission of another owner. Certain extensions call for local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
I happen to be the single beneficiary of my late mum's will and I have everything in my name alone, including the my former home in Sherwood. Conveyancing formalities meant that the Land Registry date was in April. I plan to dispose of the property. I do know about the CML six month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in April. Do I have to wait 6 months to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Some mortgage companies would take a pragmatic view as this requirement is primarily there to identify subsales or the quick reselling of property.
Is it the case that all Sherwood conveyancing solicitors on the Coventry BS conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Coventry BS approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do list licenced conveyancers on their panel in which case such firms would be governed by the CLC.
I used Wolstenholmes a few years ago for my conveyancing in Sherwood. I now require my file but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Sherwood of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a ground for flat up to £245,000 and identified one close by in Sherwood I like with amenity areas and transport links in the vicinity, however it only has 61 years unexpired on the lease. I can't really find anything else in Sherwood in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage the shortness of the lease will likely be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
I am a sole trader looking to take an assignment of a lease of a shop on the high street. Can you recommend solicitors offering no-move-no charges for non-domestic conveyancing in Sherwood for less than 2k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Sherwood, including the sale and purchase of businesses as well as simply property. If you are intending to buy or sell a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right solicitor. As for the charges these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or email so as to enable us to provide you with comprehensive commercial conveyancing quote.
As co-executor for the will of my father I am disposing of a property in Swansea but live in Sherwood. My lawyer (based 300 kilometers awayneeds me to execute a stat dec prior to completion. Could you suggest a conveyancing lawyer in Sherwood to witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are based in Sherwood