Unfortunately I am unable to travel far from Patcham. What is the rationale as to why all Patcham solicitors are not on all bank panels?
Mortgage Companies tend to impose restrictions on either the nature or the number of conveyancing practices on their panel. A common example of such restriction(s) being that the firm needs to have two or more partners. As well as restricting the structure of firm, some banks such as HSBC decided to limit the size of their panel they permit to represent them. It is worth noting that mortgage companies have no responsibility for the accuracy of advice given by any Patcham solicitor on their panel. Property fraud was the primary trigger for the reduction of conveyancing panels a few years ago notwithstanding that there are contrary opinions about the extent of solicitor involvement in some of that fraud. Data via HMLR exposes that thousands of conveyancing firms only transact less than three conveyances a year. Those vindicating conveyancing panel pruning ask why law firms should have any entitlement to remain on a lender panel when clearly property law is not their primary expertise?
It has been 2 months following my purchase conveyancing in Patcham completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. 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 asset 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 issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Patcham is where the house is located. Can you shed any light on this issue?
Flying freeholds in Patcham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Patcham you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Patcham 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.
What does commercial conveyancing in Patcham cover?
Non domestic conveyancing in Patcham incorporates a wide array of guidance, offered by regulated solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
Back In 2001, I bought a leasehold house in Patcham. Conveyancing and Skipton Building Society mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Patcham who previously acted has long since retired. Do I pay?
The first thing you should do is make enquiries of the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Patcham conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Patcham - Examples of Queries before buying
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Are any of leasehold owners in dispute over their service charge liability? If a Patcham lease has fewer than 80 years it will affect the value of the flat. Check with your bank that they are happy with the length of the lease. A short lease means that you will almost definitely require a lease extension sooner rather than later and you need to have some idea of what this will be. For most Patchamlease extensions you will be required to have been the owner of the property for two years in order to be legally able to extend the lease. What is the length of the lease?
My conveyancing solicitor in Patcham has informed me that he requires personal identification documents asserting that this forms part of his legal duty as a conveyancer on the mortgage company Solicitor panel. Is this right?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Patcham