Am I correct in assuming that the fact that my conveyancer in Cookley is not listed on my bank's conveyancing panel that there is a problem with the quality of her work?
That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible 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 top 5 reasons are as follows: (1) low volume 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 Cookley conveyancing firm and enquire why they are no longer on the approved list for your bank.
I am assisting my mother sell her flat in Cookley. Will the conveyancing solicitor arrange the EPC or should I organise this?
After the demise of Home Information Packs, EPC’s remained a required component of moving property. An energy assessment needs to be commissioned in advance of the property being marketed. It is not something that conveyancers ordinarily organise. If you are instructing a Cookley conveyancing practitioner they may help arrange EPC’s due to their relationships with long established Cookley providers
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Cookley building society branch on various occasions and was told they are content with the situation and they will lend. My Cookley conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being a right pain. The Cookley solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I require fast conveyancing in Cookley as I am faced with an ultimatum to complete within 3 weeks. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are not obtaining a mortgage you are at free not to do searches although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Cookley the following are instances of what can appear and adversely affect future mortgageability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...
4 months have elapsed following my purchase conveyancing in Cookley completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In what way can the Landlord & Tenant Act 1954 affect my commercial property in Cookley and how can your lawyers assist?
The 1954 Act gives protection to commercial leaseholders, granting the dueness to apply to court for a new lease and remain in occupation when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Cookley is one of the many areas of the UK in which our lawyers have offices