Please explain the implications if my solicitor is removed from the Santander Conveyancing panel ahead of completing my conveyancing in Newent?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My bid for a property was accepted at auction in Newent. Conveyancing is necessary. What is next?
Given that you have now for all intents and purposes signed on the dotted line you must find a conveyancing solicitor soon as you are faced with a tight deadline in which to complete the transaction. All auction property will have a corresponding auction pack. This should include evidence of title and search results. If you have purchased leasehold premises the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds in place to complete on the on the contractual date .
I'm the single beneficiary of my late mum's will and I have everything in my name alone, including the house in Newent. Conveyancing formalities meant that the Land Registry date was in July. I plan to dispose of the property. I understand that there is a CML six month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the house in July. Is the property unsalable for six months?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Most banks would take a sensible view as this provision is chiefly there to capture the purchase and immediately sell or the quick reselling of property.
Planning on purchasing a flat in Newent. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Newent lawyer is on the Santander conveyancing panel.
I have justdiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in Newent for a purchase of a leasehold apartment 12 months ago. How can I check that my home is not still registered in the name of the previous owner?
The easiest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Newent conveyancing specialists.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Newent is where the house is located. What do you suggest?
Flying freeholds in Newent are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Newent you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Newent 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 residence.
How difficult is it to switch solicitor as I have to choose one who is on the Santander conveyancing panel. I had appointed a high street conveyancing solicitor in Newent round the corner but she is not approved by Santander
We will our best to assist in finding you a conveyancing solicitor in Newent on the Santander panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Newent. In making use of the find a conveyancing solicitor tool on this site, you can compare costs for conveyancing solicitors in Newent and beyond.
We are soon to purchasing a house in Newent. Can the solicitor have our purchase price private from sites such as Nestoria. How do I ensure this is not disclosed?
The Land Registry by statute are required to note price sold information on a register of the title for domestic properties nationwide which includes properties in Newent. The Title Register is a public document, so HM Land Registry would be breaching their statutory obligations if they did not allow access to the register.
You can make a request of HMLR to hide the price paid data yet the answer would be a No.