I can't travel far from Minera. I would like to know the reason why all Minera conveyancers aren't included on all bank panels?
Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. This led to lenders removing less reputable firms from their official list of approved solicitors .
Last March we completed a house move in Minera. We have since encountered a number of problems with the house which we suspect were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been conducted for conveyancing in Minera?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Minera. Conveyancing searches and investigations undertaken during the buying process are carried out to help avoid problems. As part of the process, a seller fills in a document known as a Seller’s Property Information Form. If the information turns out to be misleading, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Minera.
I am the registered owner of a freehold premises in Minera but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Minera and has limited impact for conveyancing in Minera but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
four months have elapsed following my purchase conveyancing in Minera took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I need to instruct a conveyancing lawyer in Minera for my home move. Can I see a solicitor's complaints history with the profession’s regulator?
Members of the public may see presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training purposes.
My fiance and I are buying a four bedroom maisonettein Minera with a loan from a lender. We have selected a lawyer in Minera but our mortgage company says she’s not listed on their "panel". Apparently we need to choose from the our mortgage company panel solicitors or stay with our Minera solicitor and pay for one of their panel ones to represent our bank. We feel as though this is unjust; Can we not simply insist that our mortgage company use our Minera lawyer?
No, not really. The lender home loan offered to you is subject to its terms and conditions, one of which will be that solicitors will on the bank's conveyancing panel. Until recently, most banks had open panels, including many conveyancing solicitors in Minera : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your mortgage company.