I am obtaining a offer of a home loan from Nat West. I would like to retain the legal services of a Licensed Conveyancer in Tisbury. Does the Nat West Conveyancing panel allow for Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I am the registered owner of a freehold house in Tisbury but still invoiced for rent, why is this and what is this?
It is rare for properties in Tisbury and has limited impact for conveyancing in Tisbury 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 many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
Can you clarify what the consequences are if my solicitor is expelled from the Clydesdale Conveyancing panel ahead of completing my conveyancing in Tisbury?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I used Arc property Solicitors several years ago for my conveyancing in Tisbury. I now require my file however the law firm is no longer operating. 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 Tisbury of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is it possible to switch firm as I have to choose a firm on the TSB conveyancing panel. I had appointed a local conveyancing solicitor in Tisbury five minutes from me but the firm is not approved by TSB
It would be our pleasure to help you select a conveyancing solicitor in Tisbury on the TSB panel. Please note that the solicitors that we on the directory do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Tisbury. In making use of search facility on this site, you can contrast costs for conveyancing solicitors in Tisbury and beyond.
The lawyers conducting our conveyancing in Tisbury has forwarded documents to review that reveal that the property is unregistered with epitome documents. Is it not the case that all property in Tisbury are registered?
Whilst most properties in Tisbury are now registered with HMLR there are still some that remain unregistered. Any property in Tisbury that has been purchased since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a Tisbury property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Tisbury conveyancing solicitors should be familiar with this type of conveyancing but if any uncertainty exists the standard proposition presently is for the vendor’s solicitor to register it first and thereafter deal with the dispose of the property to the purchaser - this will predictably result in a significant delay.