Am I correct in assuming that the fact that my solicitor in Bamburgh is not identified on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% 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 simply call the Bamburgh conveyancing firm and enquire why they are no longer on the approved list for your bank.
We are a couple about to exchange contracts for a garden flat in Bamburgh. We have hit a snag. Our loan offer with Godiva Mortgages Ltd expires on 13/6/2024 but the owners are insisting on a completion date of 17/6/2024. Can one prolong the mortgage expiry date?
The person best placed to address this concern is your lawyer who should determine if he or she is better off negotiating with the bank, seller’s lawyers, property agents or conceivably all parties taking into account the circumstances your house move as of today.
Me and my brother purchased a semi-detached Victorian property in Bamburgh. Conveyancing lawyer acted for me and Barclays . I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the matching property. Is it worth asking Barclays to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bamburgh and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing solicitor who conducted the conveyancing.
How do I use the search app to select a conveyancing practitioner in Bamburgh on the authorised to act for my bank?
1st select a mortgage company such as Lloyds TSB Bank, The Mortgage Works or Aldermore then choose your location for example Bamburgh. Conveyancing firms in Bamburgh and across England and Wales will then be listed.
I need to retain a conveyancing solicitor for freehold conveyancing in Bamburgh. I have chance upon a web site which looks to be the ideal solution If there is a chance to get all the legals completed via email that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Why do Bamburgh conveyancing charges differ for leasehold and freehold properties?
If acquiring a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control