Am I correct in assuming that the fact that my solicitor in Thirsk is not identified on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. 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 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 Thirsk conveyancing practice and ask them why they are no longer on the approved list for your lender.
We note that you have a post code search directory listing solicitors on the Kent Reliance conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Thirsk?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Thirsk.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a residence in Thirsk? or Apparently there is an ancient law that could mean that owners of property living in a parish church boundary may be liable to contribute towards repairs towards the chancel in proximity to the church. Is this relevant for conveyancing in Thirsk?
Unless a prior acquisition of the house took place post 12 October 2013 you could take it that lawyers delivering conveyancing in Thirsk to remain recommending a chancel search and or insurance against a claim.
I have recentlybeen informed that Stirling Law have closed. They conducted my conveyancing in Thirsk for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The easiest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Thirsk conveyancing specialists.
I'm purchasing my first flat in Thirsk with a mortgage from Bank of Ireland. The sellers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not to tell my conveyancer about this extras as it would put at risk my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I happen to be an executor of my recently deceased mother’s Will, with a bungalow in Thirsk which will be marketed. The property has never been registered at HMLR and I'm told that some estate agents will insist that it is in place before they will move forward. What's the mechanism for this?
In the situation you refer to it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.