Am I correct in assuming that the fact that my conveyancer in Brigg is not identified on my bank's solicitor panel that there is a problem with the standard of his work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% 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 solicitor 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 Brigg conveyancing practice and enquire why they are no longer on the approved list for your lender.
It has been three months following my purchase conveyancing in Brigg took place. I have checked the Land Registry website which shows that I paid £150,000 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 premises 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.
I'm refinancing my primary house to a buy to let loan with The Royal Bank of Scotland and I will use the rest of the raised equity as a deposit on a second house. The location we are interested in is Brigg. Will your solicitors be able to act for the two banks and link together the conveyances?
Do use our comparison tool on this page to be sure that the conveyancers are on the appropriate lender panels. Having checked that they are your lawyer will be able to simultaneously deal with the two deals but you should talk with you solicitor and make clear your desired outcome and needs.
I have been sourcing a conveyancing practitioner in Brigg for my house move. Can I see a solicitor's complaints history with the legal regulator?
Members of the public may see published Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may recorded call for training purposes.
Last May I purchased a leasehold flat in Brigg. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Brigg Conveyancing for Leasehold Flats - Sample of Queries before buying
What is the name of the managing agents? You should be aware that where the lease has less than eighty years it will impact the salability of the apartment. It is worth checking with your lender that they are content with remaining years on the lease. Leases with fewer than 80 years remaining means that you will most likely require a lease extension sooner rather than later and you need to have some idea of what this would cost. For most Brigglease extensions you would be be obliged to have been the owner of the property for two years before you are entitled to carry out a lease extension.
What is the reason for my lawyer requiring a list of items of identification before they can commence with selling or purchasing a property in Brigg?
Brigg conveyancing practitioners are duty bound by the Law Society, Solicitors Regulation Authority, HMLR and current Money Laundering Regulations to certify that the have checked the identity of their clients. It will also be a condition of your bank if you are taking a mortgage. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, NI number and DOB.