Am I correct in assuming that the fact that my solicitor in Thorpe St Andrew is not on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 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 lawyer 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 contact the Thorpe St Andrew conveyancing firm and enquire why they are no longer on the approved list for your lender.
My partner and I swapping mortgage lender for our penthouse in Thorpe St Andrew with Nottingham. We have a son approaching twenty who lives at home. Our solicitor requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is repossessed. I have a couple of concerns (1) Is this form unique to the Nottingham conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?
First, rest assured that your Nottingham conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Nottingham. This is solely used to protect Nottingham if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Nottingham had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I purchased a freehold property in Thorpe St Andrew yet charged rent, why is this and what is this?
It’s unusual for properties in Thorpe St Andrew and has limited impact for conveyancing in Thorpe St Andrew but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
I am assisting my sister sell her flat in Thorpe St Andrew. Does the conveyancing solicitor order the EPC or it is for me to see to?
Following the abolition of Home Packs, EPC’s became a mandatory component of selling a house. An energy assessment must be commissioned in advance of the property being advertised. It is not a task that conveyancers normally organise. If you are using a Thorpe St Andrew conveyancing practitioner they might help arrange energy performance certificates given their contacts with long established Thorpe St Andrew energy assessors
We are planning to move property in February. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in Thorpe St Andrew. Conveyancing firm was found prior to coming across this page.
On the afternoon of completion you can pick up the keys from the selling agent but this can only be done after the sellers lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you should inform the removal men that you are ready to move in. We are not in a position to suggest a specific removal organisation but can assist you in locating a residential property solicitor in Thorpe St Andrew or a legal practice that specialises in conveyancing in Thorpe St Andrew.
We were going to get a AIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Thorpe St Andrew solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Thorpe St Andrew solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I used Stirling Law several years ago for my conveyancing in Thorpe St Andrew. I now require my file however the law firm is no longer operating. What do I do?
Do 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 Thorpe St Andrew 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 have been sourcing a conveyancing solicitor in Thorpe St Andrew for my sale. Is it possible to review a firm’s record with the profession’s regulator?
Anyone may read published Solicitor Regulator Association (SRA) determinations stemming from investigations started on or after 1 January 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.