Am I correct in assuming that the fact that my solicitor in Brandon is not identified on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly 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) 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. If you are concerned you should simply call the Brandon conveyancing practice and enquire why they are no longer on the approved list for your bank.
Last August we completed a house move in Brandon. We have since encountered a number of issues with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been carried out for conveyancing in Brandon?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Brandon. Conveyancing searches and due diligence undertaken as part of the buying process are designed to help avoid problems. As part of the process, a property owner fills in a document referred to as a Seller’s Property Information Form. answers ends up being misleading, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Brandon.
This question may be naive but I am unseasoned as a first time buyer of a garden flat in Brandon. Do I receive the keys to the premises on the completion date from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Brandon?
On the day of completion you will not be required to go to the conveyancers office in Brandon. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you will be called to pick up the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
We are getting the release of further funds on our home loan from TSB as we intend to carry out improvements to our home in Brandon. Do we need to choose a nearby Brandon solicitor on the TSB conveyancing panel to handle the legals?
TSB don't usually appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB conveyancing panel.
Our offer on a property in Brandon has been agreed to, but there is a chain. The owners have put an offer on somewhere, but it’s not yet agreed to, and are looking at other properties booked. I have selected a bricks and mortar conveyancing solicitor in Brandon. What do I do now? At what stage do I apply for the mortgage with Yorkshire BS?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then valuation, Brandon conveyancing search charges, etc). First, you should ensure that your conveyancer is on the Yorkshire BS approved list. As to the subsequent steps this very much dictated by the specifics of your transaction, desire for the property and on the state of the market. In a hot market the majority of purchasers will apply for a home loan with Yorkshire BS and pay for the valuation and only if it comes back ok would they request their conveyancer to proceed with the conveyancing in Brandon.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Brandon is the location of the property. Can you offer any guidance?
Flying freeholds in Brandon are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Brandon you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brandon may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In my capacity as executor for the will of my uncle I am selling a residence in Monmouth but live in Brandon. My lawyer (who is 260 kilometers from meneeds me to execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in Brandon who can attest and place their company stamp on the document?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Brandon based