Is the fact that my solicitor in Spalding is not identified on my lender's conveyancing panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 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) low volume 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. Where you are concerned you should contact the Spalding conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We previously chose conveyancers with offices in Spalding on the Skipton solicitor approved list. They are now charging me a supplemental fee for the legal aspects of the Skipton mortgage. Is this a supplemental conveyancing fee set by Skipton?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancer is entitled to charge a fee for this. This fee is not set by Skipton but by your Spalding property lawyer. Plenty of firms on the Skipton panel will charge an ‘acting for lender’ fee and others do not.
About to purchase maisonette in Spalding. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Spalding conveyancing practitioner is on the Clydesdale conveyancing panel.
Nationwide have agreed my home loan in principle, my offer on a flat in Spalding has been agreed to, what are the next steps?
Your estate agent will need to be informed of your property lawyer's details (ensure that the property lawyers are on the lender’s approved list). Call up Nationwide or your financial adviser and complete any appropriate forms. Nationwide will instruct a valuer who will get in touch with the estate agent or seller to arrange a time for the valuation to happen. Once conducted (assuming no problems) it takes on average ten days to receive the mortgage offer. Nationwide will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Spalding.
I am selling our home in Spalding and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Spalding conveyancer would know this is not the case. For the life of me I don't know why the buyers used a nationwide conveyancing outfit rather than a conveyancing solicitor in Spalding. We have lived in Spalding for many years we know of no issue. Should we get in touch with our local Authority to obtain confirmation need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
It has been three months following my purchase conveyancing in Spalding completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. 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 residence 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 need to retain a conveyancing solicitor for my conveyancing in Spalding. I happened to chance upon a site which looks to be the ideal answer If there is a chance to get all the legals done via email that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Having had my offer accepted I require leasehold conveyancing in Spalding. Before I set the wheels in motion I require certainty as to the remaining lease term.
If the lease is recorded at the land registry - and most are in Spalding - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Spalding - Examples of Queries Prior to Purchasing
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Does the lease contain onerous restrictions? How much is the service charge and ground rent on the flat? It would be wise to find out as much as you can about the managing agents as they can either make your life much easier or problematic. Being a leasehold owner you are frequently at the mercy of the managing agents from a financial perspective and when it comes to practical matters such as the upkeep of the communal areas. You should not be shy to ask other tenants what they think of them. Finally, find out the dates that you are obliged pay the maintenance charge to the managing agents and specifically how they are spending the funds.