My conveyancer has discovered a a problem with the lease for the property we are buying in Turnpike Lane. The other side have offered defective title insurance as a solution. We are content with insurance and will cover the costs. Our property lawyer says that he must check that the mortgage company is happy with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
We're in Turnpike Lane, FTBs purchasing with a mortgage (lender is Nationwide , and our solicitor is on the Nationwide conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Nationwide conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are selling our home in Turnpike Lane and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street Turnpike Lane conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing firm rather than a conveyancing solicitor in Turnpike Lane. We have lived in Turnpike Lane for many years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
What does commercial conveyancing in Turnpike Lane cover?
Turnpike Lane conveyancing for business premises incorporates a broad range of guidance, supplied by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I need to instruct a conveyancing solicitor in Turnpike Lane for my house move. Is there any facility to review a firm’s complaints history with the profession’s regulator?
Anyone may read presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator could recorded call for training requirements.
Should one remove a deceased person's details from the title register for a house in Turnpike Lane?
If a Turnpike Lane property is jointly owned and one of the proprietors passes away, their name will not automatically be removed from the title deeds. You are not required to remove their name as when it comes to a disposal you would simply need to evidence as to the reason the co proprietor is missing from the contract, usually this takes the form of the probate documents.
With the aim of making the sale conveyancing smoother for the sale of the property you may arrange to have the deceased name removed from the title by submitting an application to the land registry with proof of the death. There is no fee from the Registry for this service.