Is the fact that my solicitor in Silverdale is not on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% 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 lawyer 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 Silverdale conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I require expedited conveyancing in Silverdale as I am under a deadline to exchange contracts within one month. Fortunately I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you have the choice not to do searches although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Silverdale the following are instances of what can arise and therefore impact the marketability of the property: Enforcement Notices, Outstanding Charges, Overdue Grants, Road Schemes,...
3 months have gone by following my purchase conveyancing in Silverdale took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. 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 have been on the look out for a flat up to £195,000 and identified one close by in Silverdale I like with a park and transport links nearby, however it only has 52 years on the lease. There is not much else in Silverdale in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan the shortness of the lease may be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
As co-executor for the estate of my aunt I am disposing of a house in Swansea but reside in Silverdale. My lawyer (who is 200 kilometers awayrequires that I execute a stat dec prior to completion. Can you recommend a conveyancing solicitor in Silverdale who can witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are located in Silverdale
My wife and I accepted an offer on a Silverdale flat left to us 8 years ago in 2011. I have over a decades worth of conveyancing know-how and, now retired, wish to undertake my own conveyancing. The buyer's solicitor has informed me that their building society will not allow you to do your own conveyancing insisting the funds to be sent to a solicitor's bank account.
Lending requirements to conveyancing practitioners from all CML members state that If the vendor is not legally represented the borrower's lawyers should check whether the mortgage company needs to be informed so that a decision can be made as to whether they are willing to progress.