Is the fact that my conveyancer in Yeovil is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent 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. Should you be concerned you should contact the Yeovil conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My partner and I swapping mortgage lender for our flat in Yeovil with Nottingham. We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is repossessed. I have two concerns (1) Is this form unique to the Nottingham conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) Does our son by signing this giving up his rights to inherit the property?
On the face of it your lawyer has done nothing wrong 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 Nottingham. This is solely used to protect Nottingham 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 Nottingham 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.
I am purchasing a house and the lawyer has referenced Chancel Repair for which the property could be liable because it falls into the area of such a church. He has mentioned insurance. Is this strictly warranted for conveyancing in Yeovil
Unless a previous acquisition of the house took place after 12 October 2013 you could assume that lawyers handling conveyancing in Yeovil to remain encouraging a chancel search and or insurance against a claim.
I am thinking of appointing a conveyancing lawyer in Yeovil for my house move. Is it possible to review a firm’s complaints history with the legal regulator?
Anyone can review documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator could recorded telephone calls for training requirements.
I am a negotiator for a busy estate agency in Yeovil where we see a number of leasehold sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Yeovil conveyancing solicitors. Please can you confirm whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Leasehold Conveyancing in Yeovil - Sample of Questions you should ask Prior to buying
-
The answer will be helpful as a) areas may cause problems for the block as the communal areas may start to deteriorate if repairs remain unpaid b) if the leaseholders have an issue with the running of the building you will wish to have all the details Are there any major works on the horizon that could increase the service fees? What prohibitions are contained in the Yeovil Lease?
I need to review costs for conveyancing in Yeovil from various conveyancing practitioner and choose one. Am I right to get them to sit tight until I have found somewhere to acquire.
You should wait to request your conveyancing practitioner to open a file and apply for searches once the offer has been accepted on the property particularly as Yeovil conveyancing searches are costly.