Am I correct in assuming that the fact that my conveyancer in Dalton in Furness is not listed on my lender's solicitor panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 Dalton in Furness conveyancing firm and enquire why they are no longer on the approved list for your bank.
I am the registered owner of a freehold house in Dalton in Furness but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Dalton in Furness and has limited impact for conveyancing in Dalton in Furness but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
My wife and I are buying a property in Dalton in Furness. It might be a silly question but how we can trust a lawyer? At some point we will need to put money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Forgive me if this question is silly but I am unexperienced as a first time purchaser of a garden flat in Dalton in Furness. Do I pick up the keys to the house on the completion date from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Dalton in Furness?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Dalton in Furness lawyer on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I used Stirling Law a few years past for my conveyancing in Dalton in Furness. I now require my file however the law firm is no longer operating. What do I do?
Do contact 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 Dalton in Furness 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 element on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Dalton in Furness is the location of the property. What do you suggest?
Flying freeholds in Dalton in Furness are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dalton in Furness you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dalton in Furness 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 premises.
I need to find a bank panel solicitor in Dalton in Furness. Could you help me?
It is not clear why you need a Dalton in Furness panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Dalton in Furness are on their panel . If you do find such a firm in Dalton in Furness not listed please direct them to our site to list. After all the cost is only one £1 a month