Is the fact that my conveyancer in Goodwick is not on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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 Goodwick conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
It is a dozen years since I purchased my property in Goodwick. Conveyancing solicitors have now been instructed on the sale but I am unable to track down my title deeds. Is this a problem?
You need not be too concerned. First there is a chance that the deeds will be retained by the mortgage company or they could be in the possession of the conveyancers who acted in the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Goodwick involves registered property but in the unlikely event that your home is unregistered it is more of a problem but is resolvable.
My uncle passed away last year and as sole heir and executor I was left the house in Goodwick. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this possible?
If you intend to re-mortgage then TSB will insist on your using a conveyancer on the TSB 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 TSB 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 TSB mortgage is registered as a charge at the Land Registry.
My wife and I are in the process of looking at apartments in Goodwick and I am now considering a potential offer. Is it sensible to have a conveyancing practitioner on ‘stand by’? I am planning to take a mortgage with Leeds Building Society.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are taking out a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my apartment. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being pedantic. The Goodwick solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
At last I have had an offer on a maisonette in Goodwick agreed to, but there is a chain. The sellers have placed an offer on somewhere, however it’s not yet agreed to, and have viewings of other apartments booked. I have selected a local conveyancing solicitor in Goodwick. What should be my next step? When do I get the mortgage application with Bank of Ireland started?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then valuation, Goodwick conveyancing search costs, etc). The first thing to do is check that your conveyancer is on the Bank of Ireland approved list. As to the subsequent stages this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. During a buoyant market many home buyers will apply for the mortgage with Bank of Ireland and pay for the valuation and only if it comes back ok would they ask their lawyer to move forward with searches.
Various web forums that I have visited warn that are a common cause of obstruction in Goodwick conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Goodwick.
I am looking to sell my property. My past lawyers have shut. I would be grateful for any recommendation of a conveyancing firm. Im based in Goodwick if that makes a difference.
Please use our search tool to help you choose a solicitor for your conveyancing in Goodwick. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.