Am I correct in assuming that the fact that my solicitor in Sandiacre is not listed on my mortgage company's solicitor panel that there is a problem with the standard of his work?
It would be unwise 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 most common reasons for removal are: (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. Where you are concerned you should simply call the Sandiacre conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Two weeks ago we had a mortgage agreed in principle with . Sandiacre conveyancing lawyers have been chosen. How long does it take for to forward the offer to the ?
There is no definitive answer here. Have done the valuation? Have you informed as to your lawyers' details and checked that your lawyers are on the conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I can not work out if my lender requires a lease extension. I have telephoned my Sandiacre bank branch on various occasions and was told they are content with the situation and they would lend. My Sandiacre conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. I simply don't know who is right.
Provided that the is on the mortgage company panel, they must comply with the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being difficult. The Sandiacre solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?
It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Will my lawyer be raising questions concerning flooding during the conveyancing in Sandiacre.
Flooding is a growing risk for lawyers conducting conveyancing in Sandiacre. Some people will purchase a property in Sandiacre, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Sandiacre. The conventional set of information given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to find out if the premises has historically flooded. In the event that the residence has been flooded in past and is not disclosed by the vendor, then a purchaser could bring a claim for damages stemming from an misleading reply. A buyer’s solicitors will also conduct an environmental search. This should indicate if there is any known flood risk. If so, further inquiries will need to be carried out.
three months have elapsed following my purchase conveyancing in Sandiacre concluded. I have checked the Land Registry website which shows that I paid £150,000 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 asset 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.
As co-executor for the estate of my grandfather I am selling a residence in Monmouth but reside in Sandiacre. My solicitor (approximately 260 miles from meneeds me to sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Sandiacre to witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Sandiacre based