Is the fact that my conveyancer in South Yorkshire is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 South Yorkshire conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
We are downsizing from our home in South Yorkshire and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street South Yorkshire lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a web based conveyancing practice as opposed to a conveyancing solicitor in South Yorkshire. We have lived in South Yorkshire for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
My wife and I purchased a terraced Victorian property in South Yorkshire. Conveyancing lawyer acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in South Yorkshire and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing solicitor who conducted the work.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. South Yorkshire is the location of the property. Can you shed any light on this issue?
Flying freeholds in South Yorkshire are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside South Yorkshire you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in South Yorkshire may ascertain 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 property.
Taking into account that I will soon part with £400,000 on 3 bedroom house in South Yorkshire I wish to talk to a conveyancer about myconveyancing in advance of appointing the firm. Can this be arranged?
This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your property ownership legalities in South Yorkshire.There is no ‘factory style conveyancing’ - each client is unique person, not a matter number. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in South Yorkshire should be the amount on the final invoice that you are charged.
What is the reason for new build conveyancing in South Yorkshire being more expensive?
Purchasing a new build home is completely distinct from the normal house buying conveyancing in South Yorkshire. For a start sellers ordinarily insist contracts to exchange inside a short timeframe, so there is a a great deal of pressure on your solicitor to make sure all is in order. Furthermore new build premises frequently involve the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage lender obligations are also more detailed. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.