Am I correct in assuming that the fact that my conveyancer in Urmston is not identified on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Urmston conveyancing firm and ask them why they are no longer on the approved list for your bank.
Our Urmston lawyer has discovered an inconsistency when comparing the assumptions in the valuation report and what is revealed within the conveyancing documents. My lawyer says that he must ensure that the bank is OK with this discrepancy and is still content to lend. Is my lawyer’s stance legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
My fiance and I wish to acquire a newly converted apartment in Urmston with a homeloan from Bank of Scotland.We would like to retain our Urmston conveyancing lawyer but Bank of Scotland says he's not listed on their "panel". It seems we are left with no choice but to instruct a Bank of Scotland panel lawyer or retain our preferred solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Bank of Scotland use our lawyer?
Unfortunately,no. The home loan issued to you contains terms and conditions, one of which will be that solicitors must be on the Bank of Scotland approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Bank of Scotland
The deeds to our home can not be found. The conveyancers who did the conveyancing in Urmston 5 years ago have long since closed. What are my next steps?
Gone are the days when you need to have the physical original deeds to evidence that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
I have been on the look out for a ground for flat up to £235,500 and identified one round the corner in Urmston I like with amenity areas and station nearby, however it only has 51 years on the lease. I can't really find anything else in Urmston suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
In my capacity as executor for the will of my grandfather I am disposing of a property in Swansea but reside in Urmston. My solicitor (based 300 kilometers from mehas requested that I sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Urmston who can witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are located in Urmston