Am I correct in assuming that the fact that my solicitor in Costessey is not listed on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 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. Should you be concerned you should simply call the Costessey conveyancing practice and enquire why they are no longer on the approved list for your bank.
My fiance and I intend to remortgage our apartment in Costessey with Yorkshire BS. We have a son 19 who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have two concerns (1) Is this document specific to the Yorkshire BS conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) Does our son by signing this compromise his rights to inherit the property?
First, rest assured that your Yorkshire BS conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Yorkshire BS. This is solely used to protect Yorkshire BS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Yorkshire BS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a residence in Costessey? or I am told that there is a law dating back centuries that means some homeowners residing in a parish church boundary will be compelled to pay for maintenance to the chancel within the church. Is this appropriate for conveyancing in Costessey?
Unless a prior acquisition of the premises took place post 12 October 2013 you could assume that solicitors conducting conveyancing in Costessey to continue to advocate a chancel search and or chancel repair liability insurance.
I completed on my flat on 1 October and the transaction details is not yet registered. Need I be worried? My conveyancing solicitor in Costessey said it should be formalised inside ten days. Are transfers in Costessey uniquely lengthy to register?
As far as conveyancing in Costessey is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can vary subject to who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. As of today roughly three quarters of such applications are completed in less than three weeks but occasionally there can be longer hold-ups. Registration is effected after the purchaser has moved in to the property so an expedited registration is not usually an essential issue but where there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
I am looking for a conveyancing solicitor in Costessey for my house move. Can I check a firm’s record with the profession’s regulator?
One may read published Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.