Can you help? My Robertsbridge solicitor is advising me that he has toconduct Robertsbridge conveyancing searches due to the fact thatthe firm are on the Lloydsconveyancing panel. Do I not have any say here?
You have limited options available to you. Given that you are taking out a loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Robertsbridge conveyancing searches.
We are buying a property and need a conveyancing solicitor in Robertsbridge who is on the Nottingham conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Robertsbridge.
Is it the case that all Robertsbridge solicitor practices on the Kent Reliance conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
My wife and I have arranged the release of further funds on our mortgage from Skipton as we intend to carry out alterations to our house in Robertsbridge. Do we need to appoint a bricks and mortar Robertsbridge solicitor on the Skipton conveyancing panel to handle the legals?
Skipton don't usually appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.
I am selling my house. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being difficult. The Robertsbridge solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
I purchased my house on 4 January and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Robertsbridge advises it should be dealt with in a couple of weeks. Are transfers in Robertsbridge uniquely lengthy to register?
There is nothing unique about conveyancing in Robertsbridge registration formalities. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. As of today in the region of 80% of submission are completed in less than three weeks but occasionally there can be extensive delays. Historically registration takes place once the new owner has moved in to the premises so an expedited registration is not always top priority yet if there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.
Just had an offer accepted on a new build flat in Robertsbridge. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Robertsbridge
-
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants.
I was pointed in your direction by numerous estate agents in Robertsbridge to select a conveyancer on your site. Is there a financial inducement for Estate Agents to market your services ahead of another?
We don’t give any referral fee for sending work in our direction. We thought it would be too underhand a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.