Is the fact that my conveyancer in Burnham Market is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters 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 Burnham Market conveyancing practice and ask them why they are no longer on the approved list for your bank.
My wife and I are refinancing our apartment in Burnham Market with Bank of Ireland. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two concerns (1) Is this document specific to the Bank of Ireland conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Bank of Ireland. This is solely used to protect Bank of Ireland if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Bank of Ireland had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
We hope to to buy with Norwich and Peterborough Building Society. We have called around locally but cant to find a Burnham Market conveyancing firm on the Norwich and Peterborough Building Society approved list. Can you assist?
You should make use of the search tool on this page. Please choose the mortgage company and type Burnham Market or your location and you will see numerous solicitors offices in Burnham Market or by proximity to you.
I need some fast conveyancing in Burnham Market as I am under a deadline to sign on the dotted line in less than 2 weeks. Thankfully I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are not taking a mortgage you have the choice not to have searches carried out although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Burnham Market the following are instances of issues that can be revealed and adversely impact future saleability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...
4 months have elapsed since my purchase conveyancing in Burnham Market completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. 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.
We are a couple of weeks into a residential purchase having been directed to solicitors by the selling agent to carry out the conveyancing in Burnham Market. I am not happy. Can you help me find new lawyers?
A conveyancer would need to be really poor in order to consider replacing them. Has your mortgage offer been issued? In the event that it has you must make them aware of the new lawyer and have the offer are re-issued. Your solicitor ideally should be on the banks panel to avoid supplemental fees and frustration. So that should be your first question of the new lawyers. The search tool can assist you in finding a lender approved conveyancer for your home move in Burnham Market