I am not well enough to travel far from Northam. Is there a reason why all Northam conveyancing practitioners aren't included on all bank panels?
Before the recession most banks exhibited an attitude to risk which is different than today. The FSA in 2010 conducted a thematic review into property fraud which in summary warned lenders: know the solicitors on your panel. Accordingly, banks have subsequently soughtmore information from law firms concerning their processes and the individuals employed by them and set certain criteria such as completing a minimum volume of transactions. Hundreds of law practices have been removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the criteria of amount of transactions the lenders insisted on.
We are buying our first home. Our solicitor has texted usto enquire if we want to purchase additional conveyancing searches. Unfortunately we in the dark as to what's necessary for conveyancing in Northam
The range of Northam conveyancing searches should be dictated primarily on the property, the location, the probability of any of these risks, your familiarity of the region and risks, your general appetite to risk. What is important is that you properly appreciate what information each search could provide. Then you can make a decision if you consider that you need that search. If unsure, ask your lawyer to provide guidance.
Finally the sale completed on my house in Northam last January but the buyer keeps e-mailing every few hours to moan that their conveyancer needs to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
After completion of your house sale your lawyer should deliver the transfer deeds and all of the paperwork to the buyer’s lawyers. Where relevant, your solicitor should also confirm that the mortgage has been discharged to the buyers lawyers. There are no post completion procedures specific conveyancing in Northam.
My uncle passed away six months ago and as sole heir and executor I was left the house in Northam. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?
Where you plan to refinance then Clydesdale will insist on your using a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.
It has been five months following my purchase conveyancing in Northam completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. 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've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Northam is where the house is located. What do you suggest?
Flying freeholds in Northam 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 Northam you must be sure that your lawyer goes 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 Northam 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 property.