Am I correct in assuming that the fact that my solicitor in Sandiacre is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of plausible 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 top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Sandiacre conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am approaching an exchange on a flat in Sandiacre and my mum and dad have transferred the ten percent deposit to my property lawyer. I am now informed that as the deposit has not come from me my lawyer needs to disclose this to my bank. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I informed the bank regarding my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
The conveyancer is duty bound to clarify with lender to make sure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your bank if you agree, failing which, your lawyer must cease to continue acting.
I am purchasing a house and the conveyancer has identified Chancel Repair to which the property may be obligated to contribute to given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly appropriate for conveyancing in Sandiacre
Unless a prior purchase of the property completed after 12 October 2013 you can expect conveyancing practitioners handling conveyancing in Sandiacre to continue to propose a a chancel search and or chancel repair liability policy.
About to purchase a new build apartment in Sandiacre. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Sandiacre
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan.
My husband and I are new to the buying process - had an offer accepted, yet the agent has warned us that the vendor will only go ahead if we use their preferred lawyers as they need a ‘quick sale’. We would rather use a family conveyancer who is familiar with conveyancing in Sandiacre
We suspect that the owner is not behind this ultimatum. If they desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you intend to instruct your preferred Sandiacre conveyancing lawyers - as opposed tothe ones that will provide the estate agent a introducer fee or meet his conveyancing targets pre-set by senior management.
My brother mentioned that before choosing a conveyancing firm they must be approved by your lender. This is my first house move but I have an offer in principle with HSBC and I already have a high street conveyancing lawyer in Sandiacre lined up. Will Birmingham Midhshires need an approved solicitor to be instructed? If so, where do I find that list for my conveyancing in Sandiacre?
You need to use a solicitor that is on the Birmingham Midhshires panel. The first thing to do is ring your preferred Sandiacre conveyancing solicitor and ask if they are on the Birmingham Midhshires panel. If they are not approved you have a couple of alternatives open to you here:
- Carry on with your chosen Sandiacre conveyancer but Birmingham Midhshires will undoubtedly instruct a solicitor on their approved list. This will result in additional fees and probable delay.
- Appoint a new solicitor to conduct the conveyancing, ensuring that they are on the Birmingham Midhshires conveyancing panel.
- Convince your conveyancing practitioner to apply to join the mortgage company panel.