Is the fact that my conveyancer in Frogmore is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 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 solicitor 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 simply call the Frogmore conveyancing practice and ask them why they are no longer on the approved list for your bank.
We see that you have a post code search directory identifying law firms on the Clydesdale conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Frogmore?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Frogmore.
A relative advised me that in buying a property in Frogmore there may be various restrictions prohibiting external changes to a property. Is this right?
We are aware of a number of properties in Frogmore which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Frogmore should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I buying a detached bungalow in Frogmore. The intention is to an extension at the rear at the house.Will legal investigations on the property involve checks to determine if these works are permitted?
Your property lawyer will review the deeds as conveyancing in Frogmore will occasionally reveal restrictions in the title documents which prohibit categories of changes or necessitated the permission of another owner. Many extensions require local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Frogmore property lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I require fast conveyancing in Frogmore as I am under a deadline to complete in less than one month. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are are a cash purchaser you are at free not to do searches although no law firm would suggest that you don't. Drawing on our experience of conveyancing in Frogmore the following are examples of issues that can show up and adversely affect the marketability of the property: Enforcement Actions, Overdue Charges, Outstanding Grants, Unadopted Roads,...
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Frogmore is the location of the property. Can you offer any advice?
Flying freeholds in Frogmore are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Frogmore you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frogmore may decide 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 residence.
I am an executor of my recently deceased mother’s Will, with a property in Frogmore which will be sold. The house has never been registered at the Land Registry and I'm advised that some estate agents will insist that it is in place before they'll move forward. What's the procedure for this?
In the circumstances you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.