Am I correct in assuming that the fact that my conveyancer in Totton is not identified on my lender's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly 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) 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 Totton conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
My wife and I swapping mortgage lender for our flat in Totton with UBS. We have a son approaching twenty who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the UBS conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your UBS 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 UBS. This is solely used to protect UBS 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 UBS 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.
It is is a decade since I acquired my home in Totton. Conveyancing lawyers have now been retained on the sale but I can't track down the title documents. Will this cause complications?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by your mortgage company or they may be archived with the solicitor who acted in the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Totton relates to registered property but in the rare situation where your property is not registered it is more tricky but is resolvable.
I require fast conveyancing in Totton as I am faced with an ultimatum to complete within 3 weeks. A mortgage is not required. Can I escape the need for conveyancing searches to save fees and time?
As you are are a cash buyer you have the choice not to do searches although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Totton the following are examples of issues that can be revealed and adversely impact future mortgageability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
I got the keys to my house on 11 April and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Totton said it would be registered in less than a month. Are transfers in Totton uniquely lengthy to register?
There is nothing unique about conveyancing in Totton registration formalities. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether there are errors and whether the Land registry need to notify any interested parties. At present roughly three quarters of submission are fully dealt with within two weeks but occasionally there can be protracted delays. Historically registration is effected after the purchaser has moved in to the property thus an expedited registration is not always top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Totton is the location of the property. Can you offer any advice?
Flying freeholds in Totton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Totton you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Totton may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.