Please help. My Bozeat solicitor is assuring me that she is duty bound toorder Bozeat conveyancing searches becausethe firm are on the HSBCconveyancing panel. Is this really necessary?
You have limited options available to you. Given that you are taking out a loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Bozeat conveyancing searches.
Is it the case that all Bozeat CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
It is true that some banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
We have a mortgage agreed in principle with Leeds Building Society. Bozeat conveyancing practitioners have been instructed. How long does it take for Leeds Building Society to forward the offer to the lawyer?
Some lenders take longer than others. Have Leeds Building Society completed the valuation? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Bozeat conveyancer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
What does a local search reveal concerning the property I am purchasing in Bozeat?
Bozeat conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for example PSG The local search is essential in every Bozeat conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I used Action Conveyancing several years past for my conveyancing in Bozeat. I now require my file but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bozeat of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Bozeat is the location of the property. Can you shed any light on this issue?
Flying freeholds in Bozeat are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bozeat you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bozeat may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Am I right to be concerned that estate agents that I am dealing with are recommending an internet conveyancing firm rather than a local Bozeat conveyancing firm?
As is the case with many service providers, often suggestions from relatives can be extremely useful or valuable. But there are many people with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and banks might all recommend lawyers to instruct. On occasion these solicitors might be known to one of the organisations as experts in their field, but sometimes there exists a commercial relationship behind the recommendation. You have the discretion to select your own conveyancer. You need to be aware that most mortgage providers operate an approved list of law firms you are obliged to use for the lender aspect of your home move.