Can you clarify what the consequences are if my solicitor is suspended from the TSB Solicitor panel ahead of completing my conveyancing in Retford?
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.
We previously instructed solicitors located in Retford on the Coventry BS solicitor panel. They have just billed me a supplemental charge for dealing with the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor can charge a fee for this. The charge is not set by Coventry BS but by your Retford lawyer. Some firms on the Coventry BS panel will quote ’dealing with mortgage’ fee and others do not.
After weeks of negotiation I have agreed a price on an apartment in Retford. My financial adviser recommended their conveyancers. I paid an on account payment of £200. Not long after, the lawyer contacted me to say that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my house. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being a right pain. The Retford solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Should commercial conveyancing searches reveal planned roadworks that may affect a commercial estate in Retford?
Many commercial conveyancing solicitors in Retford will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Retford. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Retford.
For every commercial conveyancing transaction in Retford it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Retford commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Retford.
How do I locate a Retford solicitor on the TSB conveyancing panel? I have wheels and am willing to travel upto 20kilometers to meet the solicitor.
You can use the facility on this website. Please select a bank and your location and you will see a number of Retford conveyancing lawyers locally. We have listed some Retford conveyancing firms towards the end of this page and you can telephone them to check whether they are on the TSB approved list
My brother has suggested that I use his conveyancers in Retford. Should I use them?
Much as we are happy to recommend a Retford conveyancing lawyer the ideal way to choose a conveyancing lawyer is to have guidance from friends or relatives who have previously instructed the conveyancer that you are considering.
I own a leasehold flat in Retford. Conveyancing and The Mortgage Works mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Retford who acted for me is not around. Do I pay?
The first thing you should do is contact HMLR to make sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Retford conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Retford - Examples of Questions you should consider Prior to Purchasing
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You should be aware if it is less than eighty years it will have adverse implications on the marketability of the flat. It is worth checking with your lender that they are willing to lend given the lease term. A short lease means that you will almost definitely need a lease extension at some point and you need to have some idea of what this would cost. For most Retfordlease extensions you would need to own the residence for a couple of years before you are entitled to extend the lease. Its a good idea to discover as much as possible concerning the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to every day matters such as the tidiness of the communal areas. Ask prospective neighbours what they think of their management. Finally, be sure you discover the dates that the maintenance charges are due to the managing agents and specifically how they are spending that money.