Completed the sale of my flat in St Ives last July yet the purchaser is telephoning me to moan that their solicitor needs to hear from myconveyancer. What should my lawyer have done now that I have sold?
Following your disposal your lawyer should send the transfer documentation and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer must also send confirmation that the home loan has been discharged to the buyers lawyers. There is unlikely to be post completion requirements specific conveyancing in St Ives.
Are the BSA planning on creating a searchable register to list solicitors on the Earl Shilton BS conveyancing panel for example in St Ives?
We have not been informed any intention on the part of the BSA to promote such a tool.
I am buying a property in St Ives. One unusual aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Leeds Building Society your lawyer must comply with the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Leeds Building Society where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to St Ives.
I have paid off my mortgage with Kent Reliance. I assume I don't need a St Ives solicitor on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being problematic. The St Ives solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am buying a house and the lawyer has referenced Chancel Repair to which the house may be liable as it falls into the area of such a church. She has mentioned insurance. Is this really necessary for conveyancing in St Ives
Unless a previous acquisition of the house completed post 12 October 2013 you can expect conveyancing practitioners conducting conveyancing in St Ives to continue to recommend a chancel search and or insurance against a claim.
I used Action Conveyancing a few years past for my conveyancing in St Ives. I now require my papers however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 St Ives of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
To what extent are St Ives conveyancing solicitors under an obligation to the Law Society to issue transparent conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in St Ives or further afield.