Am I correct in assuming that the fact that my conveyancer in Chadderton is not on my lender's conveyancing panel that there is a problem with the standard of his work?
That is most likely a wrong assumption to make. There are all sorts of perfectly 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 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 contact the Chadderton conveyancing practice and ask them why they are no longer on the approved list for your bank.
My brother and I have recently acquired a property in Chadderton. We have noticed several issues with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been ordered as part of conveyancing in Chadderton?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Chadderton. Conveyancing searches and investigations initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, a seller fills in a questionnaire known as a SPIF. If the information ends up being inaccurate, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Chadderton.
We are planning to acquire a flat and require a conveyancing solicitor in Chadderton who is on the Kent Reliance conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Chadderton.
It has been four months since my purchase conveyancing in Chadderton concluded. I have checked the Land Registry website which shows that I paid £200,000 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 property 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.
The estate agent has sent us the confirmation of our purchase of a new build flat in Chadderton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Chadderton
Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I have read on various consumer advice websites that when selecting a conveyancing firm they must be approved by your mortgage company. I am new to the process but I have an offer in principle via Santander and I already have a local conveyancing solicitor in Chadderton at the ready. Can Birmingham Midhshires require an approved conveyancer to be used? If so, where do I find that list for my conveyancing in Chadderton?
You should choose a solicitor that is on the Birmingham Midhshires panel. Just ring your chosen Chadderton conveyancing lawyer to check if they are on the Birmingham Midhshires panel. If they are not on the panel you have numerous alternatives available to you here:
- Complete the purchase with your preferred Chadderton property lawyer but Birmingham Midhshires will no doubt appoint a property lawyer on their conveyancing panel. This will result in additional charges together with probable interruption.
- Appoint a fresh conveyancing practitioner to act in the purchase, obviously checking they are on the Birmingham Midhshires conveyancing panel.
- Appeal to your conveyancer to apply to join the mortgage company panel.