Am I correct in assuming that the fact that my solicitor in Southville is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters 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. If you are concerned you should contact the Southville conveyancing practice and ask them why they are no longer on the approved list for your lender.
I have been recommended a conveyancing solicitor in Southville. I I am struggling to find out if they are on the Coventry Building Society approved list of lawyers. Could you help?
You should call your conveyancer and enquire whether they are on the lender panel. Alternatively you can call Coventry Building Society who may be able to confirm.
I am expecting a DIP from Santander this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Southville solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Southville solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Southville conveyancer on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Southville. I have a mortgage offer with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I am buying a house and the conveyancer has referenced Chancel Repair for which the property may be obligated to pay given it’s proximity to the area of such a church. She has suggested insurance. Is this strictly appropriate for conveyancing in Southville
Unless a prior acquisition of the property took place after 12 October 2013 you could expect solicitors conducting conveyancing in Southville to remain recommending a chancel search and or chancel repair liability policy.
Are there restrictive covenants that are commonly identified as part of conveyancing in Southville?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Southville. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am using a search engine for the phrase cheap conveyancing in Southville it brings up numerous conveyancersin the area. How do I determine which is the right conveyancer for me?
The preferential way of seeking a suitable conveyancer is via personal referral, so enquire of colleagues and those you trust who have acquired a property in Southville or a reputable estate agent or mortgage broker. Costs for conveyancing in Southville vary, so it's advisable to secure a minimum of three fee estimates from varying types of solicitors. Be sure to obtain confirmation that the costs are guaranteed not to escalate.