Can you clarify what the consequences are if my solicitor is suspended from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Victoria?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My father advised me that in purchasing a property in Victoria there could be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are anumerous of properties in Victoria which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Victoria should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with Nationwide. I assume I don't need a Victoria property lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I have instructed a Victoria lawyer having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Victoria surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have recentlydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Victoria for a purchase of a leasehold apartment 9 months ago. How can I check that my home is in my name in the name of the previous owner?
The quickest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Victoria conveyancing specialists.
I am purchasing my first flat in Victoria with a mortgage from The Mortgage Works. The builders would not budge the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not to tell my solicitor about this extras as it will affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What does commercial conveyancing in Victoria cover?
Victoria conveyancing for business premises incorporates a broad range of guidance, supplied by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
Are there any apps to help search for a Victoria conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to twentykilometers to attend the lawyer.
Feel free to make use of the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Victoria and you will see a number of lawyer located nearest Victoria. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.