Is the fact that my conveyancer in Redcar and Cleveland is not on my lender's solicitor panel that there is a problem with the standard 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 indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should simply call the Redcar and Cleveland conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I had intended to instruct a conveyancing solicitor in Redcar and Cleveland for our house purchase. Our broker informed us that our mortgage company Bank of Scotland won't deal with them. Why is this not regarded as unfair competition?
Mortgage Companies normally restrict either the type or the amount of conveyancing solicitors on their member panel. A common example of such restriction(s) being that a firm must not be a sole practitioner. As well as restricting the profile of firm, a few banks have reduced the amount of firms they allow to act for them. You should note that Bank of Scotland have no responsibility for the quality of advice provided by any member of Bank of Scotland Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels since 2008 even though there remains differing views about the level of solicitor involvement in some of that fraud. Figures from the Land Registry indicate that plenty of law firms, including some in or near Redcar and Cleveland only perform very few conveyances per annum.
It has been 2 months since my purchase conveyancing in Redcar and Cleveland completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one near me in Redcar and Cleveland I like with amenity areas and railway links nearby, however it's only got 61 remaining years left on the lease. There is not much else in Redcar and Cleveland for this price, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan that many years may be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
My business partner and I are hoping to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering no-move-no costs for non-domestic conveyancing in Redcar and Cleveland for under £2000?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Redcar and Cleveland, including the sale and purchase of businesses as well as simply premises. If you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we will find you the right firm. As for the fees these will vary based on the structure and terms of the proposed transaction. Let us have your contact information or email us so that we may furnish you with comprehensive commercial conveyancing quote.
Can a conveyancer remove someone from the title of my home in Redcar and Cleveland ?
Subtracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner