Am I correct in assuming that the fact that my solicitor in Bamber Bridge is not identified on my bank'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 reasonable explanations. Just recently a 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) 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. If you are concerned you should simply call the Bamber Bridge conveyancing practice and enquire why they are no longer on the approved list for your bank.
I am purchasing a semi-detached house in Bamber Bridge. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Bamber Bridge you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Bamber Bridge.
This question may be naive but I am unseasoned as FTB of a ground floor flat in Bamber Bridge. Do I pick up the keys to the property on completion from my conveyancer? If so, I will use a local conveyancing solicitor in Bamber Bridge?
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 lawyers, and once they have received this, you will be invited to collect the keys from the property Agents and move into your new home. This tends to happen early afternoon.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Bamber Bridge lawyer on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
About to purchase house in Bamber Bridge. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander 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 Bamber Bridge conveyancer is on the Santander conveyancing panel.
We are buying a property and the lawyer has raised the issue of Chancel Repair for which the house may be obligated to contribute to given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly appropriate for conveyancing in Bamber Bridge
Unless a previous acquisition of the premises took place post 12 October 2013 you may assume that lawyers carrying out conveyancing in Bamber Bridge to continue to propose a a chancel search and or chancel repair liability insurance.
As co-executor for the will of my father I am selling a house in Newport but live in Bamber Bridge. My lawyer (who is 300 miles awayneeds me to sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Bamber Bridge who can attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Bamber Bridge based