Unfortunately I am unable to travel far from Woodborough. What is the rationale as to why all Woodborough lawyers aren't included on all lender panels?
Before the recession most lenders displayed an attitude to risk which differs from the current day. The financial regulator in 2010 conducted a thematic review into fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Accordingly, lenders have since looked to extract more data from law firms regarding their operations and the staff who work for them and set certain criteria such as completing a minimum volume of transactions. Many firms have been excluded from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the criteria of volume of transactions the lenders set.
My Conveyancer in Woodborough is not listed on the Virgin Money Conveyancing Panel. Can I still continue with my family solicitor even though they are not on the Virgin Money panel?
Your options are as follows:
- Carry on with your existing Woodborough lawyers but Virgin Money will need to use a lawyer on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges and cause delays.
- Find an alternative solicitor to act in the conveyancing, not forgetting to check they are on the Virgin Money panel
We are close to exchanging contracts on the sale of our house in Woodborough and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Woodborough. Having lived in Woodborough for three years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of 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)
4 months have gone by since my purchase conveyancing in Woodborough concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Woodborough is the location of the property. Can you offer any guidance?
Flying freeholds in Woodborough are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Woodborough you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodborough may determine 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 premises.
In what way can the Landlord & Tenant Act 1954 affect my business offices in Woodborough and how can your lawyers assist?
The 1954 Act gives security of tenure to business tenants, granting the right to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Woodborough