Is the fact that my conveyancer in Bishops Cleeve is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 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. Where you are concerned you should simply call the Bishops Cleeve conveyancing practice and ask them why they are no longer on the approved list for your bank.
I am nearing an exchange on a property in Bishops Cleeve and my parents have sent the ten percent deposit to my lawyer. I am now advised that as the deposit has not arrived from me my conveyancer needs to make a notification to my mortgage company. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to hold matters up?
The conveyancing practitioner is legally required to clarify with the bank to make sure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
As someone with no idea as to the Bishops Cleeve conveyancing process what’s the number one tip you can give me for the home moving process in Bishops Cleeve
You may not hear this from too many lawyers but conveyancing in Bishops Cleeve and elsewhere in Gloucestershire is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of room for conflict between you and other parties involved in the transaction. For example, the vendor, selling agent and on occasion a lender. Selecting a lawyer for your conveyancing in Bishops Cleeve should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the transaction whose responsibility is to act in your legal interests and to keep you safe.
There is a definite ongoing adversarial element to conveyancing- someone has to be blamed for the process being so protracted. You your first instinct should be to trust your solicitor ahead of the other players in the conveyancing process.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Bishops Cleeve. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this allowed?
If you plan to refinance then Lloyds will insist on your using a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.
Have purchased a a semi-detached house in Bishops Cleeve , how long will it take for the Land Registry to record my title? My Bishops Cleeve conveyancing solicitor works at snail pace, so I want to be certain that my name is registered.
As far as conveyancing in Bishops Cleeve registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any other parties. At present in the region of three quarters of such applications are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Registration occurs once the new owner is living at the premises thus an expedited registration is not usually primary concern but if there is a degree of urgency associated with the registration then you or your lawyers must contact the land registry and explain the circumstances.
I need to instruct a conveyancing lawyer in Bishops Cleeve for my home move. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
Members of the public can read presented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator sometimes recorded call for training requirements.