I am progressing with the sale of my ground floor flat in Caversham Heights and the EA has just telephoned to warn that the purchasers are switching conveyancer. I am told that this is due to the fact that the lender will only work with solicitors on their approved list. On what basis would a leading mortgage company only deal with specific solicitors rather the firm that they want to choose for their conveyancing in Caversham Heights ?
Mortgage companies have always had panels of law firms that can represent them, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Mortgage companies blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
What is the first thing I need to know concerning purchase conveyancing in Caversham Heights?
Not many law firms shout this from the rooftops but conveyancing in Caversham Heights and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of room for friction between you and others involved in the legal transfer of property. E.g., the vendor, estate agent and sometimes a mortgage company. Choosing a law firm for your conveyancing in Caversham Heights an important selection as your conveyancer is your adviser, and is the ONLY party in the transaction whose interest is to protect your legal interests and to keep you safe.
There is a distinct emergence of a "blame" culture- someone has to be blamed for the process being so protracted. You must always trust your lawyer ahead of all other players in the conveyancing process.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Caversham Heights?
Two types of professional can do conveyancing in Caversham Heights namely CLC regulated conveyancers or solicitors. The two can provide conveyancing services that required to complete the sale or acquisition of property. They are both required to perform Caversham Heights conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be professionally administered and that all requisite steps will be accurately attended to.
I have paid off my mortgage with Nationwide. I assume I don't need a Caversham Heights lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I recently had an offer accepted on an apartment in Caversham Heights. My financial adviser suggested a lawyer. I paid an upfront payment of £200. A few days later, the conveyancing practitioner called me to say that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I purchased a 4 bedroom Georgian house in Caversham Heights. Conveyancing solicitor acted for me and Virgin Money. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Caversham Heights and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing practitioner who conducted the conveyancing.
The estate agent has sent us the confirmation of our purchase of a new build flat in Caversham Heights. Conveyancing is daunting 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 legal work.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Caversham Heights
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.