Is the fact that my conveyancer in Rufford is not identified on my lender's conveyancing panel that there is a problem with the standard of his work?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters 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 Rufford conveyancing practice and ask them why they are no longer on the approved list for your lender.
I'm the only beneficiary of my late mum's estate and I have everything in my name alone, including the house in Rufford. The Rufford property was put into my name in December. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the property in December. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Most lenders would take a practical view as this provision is chiefly there to capture subsales or the wholesaling and assigning of properties.
I am selling my house. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being difficult. The Rufford solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
After shopping around on the internet I have found a Rufford solicitor having made sure that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Rufford postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Rufford.
I used Action Conveyancing several years ago for my conveyancing in Rufford. Now, I need the documents however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Rufford of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Am I right to be concerned that 3rd parties that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a local Rufford conveyancing practice?
As with many service providers, often referrals from family and friends can be extremely useful or valuable. But there are lots of players in a conveyancing transaction; estate agents, financial adviser and lenders might all suggest lawyers to select. Sometimes these solicitors might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the recommendation. You have the right to appoint your own lawyer. However, bear in mind that most lenders operate an approved list of solicitors you are obliged to use for the lender related work in your home move.
I need to instruct a conveyancing practitioner in Rufford for my home move. Is there any facility to see a solicitor's complaints history with the legal regulator?
Anyone may see presented Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after Jan 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training purposes.
I've recently bought a leasehold flat in Rufford. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Rufford - A selection of Questions you should consider Prior to Purchasing
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Its a good idea to find out as much as possible regarding the managing agents as they can either make your life much easier or problematic. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to daily matters such as the cleanliness of the communal areas. Ask prospective neighbours what they think of their service. Finally, investigate as to the dates that the maintenance fees are due to the managing agents and precisely what it includes. What restrictions are contained in the Rufford Lease?