Is the fact that my conveyancer in Dawlish is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent 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) 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. Should you be concerned you should contact the Dawlish conveyancing practice and enquire why they are no longer on the approved list for your bank.
The Dawlish conveyancing firm handling our Dawlish conveyancing has identified a discrepancy when comparing the information in the home valuation survey and what is in the legal papers for the property. My lawyer has advised that he is duty bound to ensure that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s approach right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
My uncle passed away last year and as sole heir and executor I was left the house in Dawlish. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?
If you intend to re-mortgage then Clydesdale will require that you use a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.
Due to the guidance of my in-laws I had a survey completed on a house in Dawlish in advance of retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some banks may not give a loan on such a home.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you e-mail us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Dawlish. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dawlish to see if the conveyancing costs will increase in light of this.
My step-father has encouraged me to appoint his conveyancers in Dawlish. Do I take his guidance?
No doubt the ideal way to find a conveyancing lawyer is to get recommendations from friends or family who have actually used the solicitor you're considering.
I am buying a house with all finances in place. My lawyer has been supplied with with two distinct evidence of photo ID, bank statement, numerous utility bills. Now he requires a copy from a probate lawyer stating that the money is in place and that it has come from inheritance and not dealing E's in Ibiza.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Dawlish conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.