Is the fact that my conveyancer in Newton Abbot is not on my bank's solicitor panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 contact the Newton Abbot conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Last June we completed a house move in Newton Abbot. We have noticed several problems with the property which we believe were missed in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Newton Abbot?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Newton Abbot. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the process, the vendor answers a document referred to as a Seller’s Property Information Form. answers proves to be inaccurate, 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 Newton Abbot.
We are looking to buy a property and require a conveyancing solicitor in Newton Abbot who is on the Clydesdale conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Newton Abbot.
Can I be sure that the Newton Abbot conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Newton Abbot seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your conveyancing.
I am purchasing a property in Newton Abbot. One unusual aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Barclays your lawyer must comply with the formal instructions set out in Section two of UK Finance Lenders’ Handbook for Barclays. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Barclays where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Newton Abbot.
I'm spending time looking at houses in Newton Abbot and I am now considering a potential offer. Is it best to have a solicitor on ‘stand by’? I intend to finance via a mortgage with Lloyds.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are obtaining a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Newton Abbot is the location of the property. Is there any advice you can give?
Flying freeholds in Newton Abbot are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Newton Abbot you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Newton Abbot 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.
We are in the throes of selling our flat in Newton Abbot. Conveyancing solicitors are doing their job but we have been asked to pay an extortionate amount by the managing agents. So far we have issued a cheque for £295.50 for a leasehold management pack and then a further £118 for supplemental queries supplied by the purchaser's conveyancing practitioner.
Your property lawyer will not have any sway over the level of the fee for this information however the average costs for the information for Newton Abbot leasehold property is £355. For Newton Abbot conveyancing deals it is usual for the seller to cover the costs. The freeholder or their agents are under no statutory obligation to answer these questions most will agree to do so - albeit often at exorbitant prices out of proportion to the work involved. Unfortunately there is no statute that requires set fees for administrative tasks. Nor is there any prescriptive time limit by which they are obliged to supply the information.