Am I correct in assuming that the fact that my conveyancer in Yate is not listed on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent 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) lack 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 Yate conveyancing practice and enquire why they are no longer on the approved list for your lender.
Can you explain why leasehold purchase conveyancing in Yate costs more?
Yate leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Yate. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Co-operative will insist on your using a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
Should my solicitor be asking questions concerning flooding during the conveyancing in Yate.
Flooding is a growing risk for lawyers carrying out conveyancing in Yate. There are those who buy a property in Yate, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, but there are a number of searches that may be undertaken by the buyer or by their lawyers which can figure out the risks in Yate. The standard completed inquiry forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the vendor to discover if the property has historically flooded. If flooding has previously occurred which is not disclosed by the vendor, then a buyer could issue a compensation claim as a result of such an misleading response. The purchaser’s solicitors may also order an enviro search. This should reveal whether there is any known flood risk. If so, further investigations should be made.
Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who handled the conveyancing in Yate 10 years ago are no longer around. What do I do?
In today’s world there are duplicates made of almost everything, and your conveyancer should know precisely where to look for all the relevant documentation so you may purchase or sell your property without any difficulty. Where copies can’t be located, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.
I'm buying a bungalow in Yate. I have found my conveyancer's company on the CLC list, but I can't see my conveyancer's name on the list. Should I be concerned?
Not all staff in the company must be listed by the regulator. Provided there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unqualified staff.