Is the fact that my conveyancer in Crick is not listed on my mortgage company's solicitor panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Where you are concerned you should simply call the Crick conveyancing firm and enquire why they are no longer on the approved list for your bank.
My brother and I have lately bought a property in Crick. We have noticed several issues with the house which we believe were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been conducted as part of conveyancing in Crick?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Crick. Conveyancing searches and due diligence undertaken during the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor answers a questionnaire referred to as a SPIF. If the information ends up being misleading, you could possibly take legal action against the owner 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 Crick.
I am helping my step-mother sell her house in Crick. Does the solicitor arrange the energy assessment or it is for the owner to see to?
After the demise of HIPs, energy performance certificates was left as a compulsory component of selling a property. An EPC needs to be commissioned in advance of the property being advertised. It is not as aspect of the sale process that law firms ordinarily organise. If you are using a Crick conveyancing lawyer they might be willing to arrange energy assessments given their relationships with long established Crick accredited person
I happen to be the single recipient of my late father’s estate with all property in now in my sole name, including the house in Crick. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I do know about the CML six month 'rule', meaning my property ownership may be treated the same way as if I'd bought the house in November. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Some banks would take a sensible view as this obligation chiefly exists to identify subsales or the flipping of properties.
HSBC have agreed my home loan in principle, my offer on a house in Crick has been accepted, now what?
Your estate agent will wish to know who your solicitors are (be sure the property lawyers are on the lender’s panel). Call up HSBC or the financial adviser and finalise any appropriate forms. HSBC will sellect a valuer who will get in touch with the estate agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes approximately a week to get a mortgage offer. HSBC will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Crick.
In what way can the Landlord & Tenant Act 1954 impact my business offices in Crick and how can your lawyers assist?
The 1954 Act affords security of tenure to commercial tenants, giving them the legal entitlement to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Crick
We are in the process of acquiring a apartment in Crick. Could our conveyancing practitioner keep the amount we are are purchasing for private from sites such as Zoopla. How could this be done?
HMLR are legally required to reveal price paid information on the official title for residential properties nationwide including premises in Crick. The register of title is an open document, so HMLR would be breaching their statutory duty excluded specific homes such as the property in Crick.
You can make a request of HM Land Registry to hide the amount paid entry however the answer would be in the negative.