Is the fact that my conveyancer in Tadley is not listed on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?
That is most likely an incorrect assumption to make. 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 most common reasons for removal are: (1) low volume 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 Tadley conveyancing practice and ask them why they are no longer on the approved list for your bank.
I sincerely hope you can help me. My Tadley conveyancer is advising me that she is duty bound toconduct Tadley conveyancing searches resulting from the fact thatthe firm are on the Nat Westsolicitor panel. Is my lawyer correct?
You have limited options available to you. As you are taking a home loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Tadley conveyancing searches.
My wife and I are purchasing a property in Tadley. I might seem paranoid but how we can trust a lawyer? On the day of competition we will need to deposit money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my aunt sell her flat in Tadley. Will the conveyancer order the EPC or it is for the owner to see to?
After the abolition of Home Packs, EPC’s was retained a compulsory element of moving house. An energy performance certificate should be commissioned before the property is marketed. This is not as aspect of the sale process that lawyers normally arrange. If you are instructing a Tadley conveyancing solicitor they might be able to arrange energy assessments given their contacts with long established local providers
Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a two bedroom flat in Tadley. Do I receive the keys to the house on completion from my lawyer? If so, I will use a High Street conveyancing solicitor in Tadley?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s conveyancers, and once they have received this, you should be invited to pick up the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
My partner and I are close to exchanging contracts on the sale of our home in Tadley and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Tadley conveyancer would know this is not the case. It does beg the question why the purchasers are using a nationwide conveyancing firm rather than a conveyancing solicitor in Tadley. Having lived in Tadley for 5 years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must 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 illness)
I used Arc property Solicitors a few years past for my conveyancing in Tadley. I now require my file but the law firm has closed. What do I do?
Do 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 Tadley of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Just had an offer accepted on a new build apartment in Tadley. Conveyancing is a frightening process 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 conveyancing.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Tadley
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Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.