Am I correct in assuming that the fact that my solicitor in Tiverton is not on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 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. Should you be concerned you should simply call the Tiverton conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I purchased a freehold residence in Tiverton yet pay rent, why is this and what is this?
It is rare for properties in Tiverton and has limited impact for conveyancing in Tiverton 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 date back many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
In reviewing moneysavingexpert.com for an affordable lawyer in Tiverton, many advise that I must look for a CQS kitemarked solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in the legal transfer of properties, trusted by some of the UK's leading mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Tiverton is one of the numerous areas of the UK where there are CQS solicitors.
I have todaybecome aware that Action Conveyancing have closed. They carried out my conveyancing in Tiverton for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is not still registered in the name of the former proprietor?
The quickest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Tiverton conveyancing specialists.
I'm buying a new build house in Tiverton with the aid of help to buy. The sellers refused to move on the amount so I negotiated 6k of additionals instead. The property agent told me not disclose to my solicitor about this extras as it would put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My partner has suggested that I instruct his lawyers for conveyancing in Tiverton. Do I follow his advice?
No doubt the best way to select a conveyancing solicitor is to have feedback from friends or family who have actually experience in using the conveyancer that you are are thinking of instructing.