Am I correct in assuming that the fact that my conveyancer in Merriott is not identified on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent 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. Where you are concerned you should simply call the Merriott conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Do banks and building societies provide you with an approved list of Merriott conveyancing solicitors? How do you know who is on the Nationwide conveyancing panel?
Merriott conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
Do I need to attend the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Merriott so that I can pop in to their offices if necessary.
Whereas this was necessary twenty years ago, most mortgage companies no longer oblige their conveyancing panel solicitor to witness the mortgagors signature. It will still be necessary for you to supply ID documents and there are still distinct advantages to using a local practitioner, in your situation a conveyancing solicitor in Merriott.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Merriott is where the house is located. What do you suggest?
Flying freeholds in Merriott 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 Merriott you would need to get your solicitor to go 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 Merriott 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.
My husband and I are FTB’s - had an offer accepted, but the property agent told us that the vendor will only issue a contract if we use the agent's preferred lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local solicitor who is accustomed to conveyancing in Merriott
We suspect that the seller is unaware of this ultimatum. Should the seller want ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Contact the sellers directly and make sure they comprehend that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Merriott conveyancing solicitors - not the ones that will earn the estate agent a commission or hit his conveyancing figures demanded by head office.
When it comes to my conveyancing in Merriott should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Merriott conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.