It has come to my attention via my mortgage broker that my Little Burstead lawyer is not on the lender Solicitor panel. How can I check?
The best course of action for you to take is to call your Little Burstead conveyancer. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
Is it the case that all Little Burstead conveyancing solicitors on the Barclays conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Barclays conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel and in such a situation the practice would be governed by the Council of Licensed Conveyancers.
We previously appointed conveyancers based in Little Burstead on the TSB solicitor panel. They are now charging me a further sum for handling the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor can charge a fee for this. The charge is not dictated by TSB but by your Little Burstead conveyancer. Some firms on the TSB panel will charge ’dealing with mortgage’ fee and others do not.
After much negotiation I have agreed a price on a house in Little Burstead. My mortgage broker suggested a solicitor. I paid an upfront payment of £175. Not long after, the conveyancing practitioner called me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Should my lawyer be raising questions concerning flooding during the conveyancing in Little Burstead.
Flooding is a growing risk for solicitors dealing with homes in Little Burstead. There are those who buy a property in Little Burstead, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, however there are a numerous searches that can be undertaken by the buyer or by their conveyancers which should give them a better appreciation of the risks in Little Burstead. The conventional set of completed inquiry forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to find out whether the premises has suffered from flooding. If the residence has been flooded in past which is not disclosed by the seller, then a purchaser could issue a legal claim for losses as a result of such an incorrect reply. A purchaser’s conveyancers should also carry out an enviro search. This should higlight if there is any known flood risk. If so, more detailed investigations should be conducted.
My wife and I have a semi-detached Georgian property in Little Burstead. Conveyancing practitioner represented me and TSB. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Little Burstead and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing lawyer who conducted the purchase.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Little Burstead is where the house is located. Can you offer any assistance?
Flying freeholds in Little Burstead are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Little Burstead you must be sure that your lawyer goes 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 Little Burstead may ascertain 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 property.
I need to find a conveyancing solicitor for remortgage conveyancing in Little Burstead. I have chance upon a web site which seems to have the perfect solution If it is possible to get all formalities completed via web that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?