Is the fact that my solicitor in Liversedge is not identified on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable 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) 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. If you are concerned you should simply call the Liversedge conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am acquiring a property for cash in Liversedge. I have been living for the previous 15 years in Liversedge. Conveyancing searches are a lot of money. As I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then all but one or two of the Liversedge conveyancing searches are non-obligatory. Your lawyer will 'advise', perhaps strongly, that you should have searches carried out, but she has a professional duty to do this. One thing to consider; if you are going to dispose of the house at a future date, it could be of interest to your prospective purchaser what the searches determine. On occasion premises with functional issues can still show up detrimental search results. A competent conveyancing solicitor in Liversedge should be able to give you some practical advice concerning this.
My home in Liversedge is up for sale and I have a buyer. Does my conveyancing practitioner have to be required to be on the Bank of Ireland conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
I am assisting my niece sell her flat in Liversedge. Will the conveyancer arrange an energy performance certificate or it is for the seller to coordinate?
After the abolition of HIPs, energy assessments was kept a required element of moving property. An energy performance certificate should be to hand in advance of the property being placed on the market. This is not a task that lawyers normally organise. If you are instructing a Liversedge conveyancing practitioner they may be willing to arrange energy assessments due to their contacts with reputable Liversedge providers
I recently had an offer agreed on an apartment in Liversedge. My mortgage broker suggested a conveyancer. I paid an advanced payment of £175. A few days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Yorkshire BS 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 Yorkshire BS 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.
Clydesdale have agreed my home loan in principle, my bid on a flat in Liversedge has been agreed to, what happens next?
Your estate agent will wish to be informed of your conveyancer's details (ensure that the solicitors are on the bank’s panel). Call up Clydesdale or your financial adviser and finish off any outstanding paperwork. Clydesdale will appoint a valuer who will get in touch with the selling agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Clydesdale will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Liversedge.
Have purchased a a semi-detached house in Liversedge , how long should it take for the Land Registry to register my ownership? My Liversedge conveyancing solicitor works at snail pace, so I want to be sure that my ownership is registered.
As far as conveyancing in Liversedge is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timescales can differ depending on who lodges the application, whether there are errors and whether the Land registry need to notify any interested parties. Currently roughly 80% of submission are fully dealt with in less than three weeks but some can be subject to longer hold-ups. Registration occurs once the purchaser is living at the property therefore registration formalities is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.
Been on the hunt for a property lawyer for leasehold sale conveyancing in Liversedge. I'm selling, uncomplicated no mortgage to redeem, no hurry, currently empty. Got an estimate from a lawyer for nine hundred pounds excluding VAT which is a little high considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Liversedge?
Given that it’s a sale only, 475 + VAT would be about the best for a Liversedge solicitor firm.