Am I correct in assuming that the fact that my conveyancer in Dickens Heath is not listed on my bank's solicitor panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a 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. Should you be concerned you should contact the Dickens Heath conveyancing firm and ask them why they are no longer on the approved list for your bank.
I am due to complete buying a property in Dickens Heath but as a consequence of wreckage from the recent storms I have managed to agree compensation from the vendor in the sum of six thousand pounds in the form of a adjustment in the price. This was going to be dealt with as part of a side agreement however UBS will not permit this. Should they have been notified?
Your conveyancing practitioner that is on the UBS conveyancing panel is obliged to disclose to UBS of any amendments to the purchase price. If you prohibit your conveyancer to notify the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancing practitioner for your conveyancing in Dickens Heath.
I'm the single recipient of my late mum's will with all property in now in my sole name, including the my former home in Dickens Heath. The Dickens Heath property was put into my name in April. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership may be regarded the same way as if I'd bought the property in April. Do I have to wait 6 months to sell?
The CML handbook requires 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 mortgage companies would take a sensible view as this clause chiefly exists to pick up on the purchase and immediately sell or the flipping of properties.
We are getting the release of further funds on our mortgage from Nationwide as we intend to carry out renovations to our home in Dickens Heath. Are we obliged to select a local Dickens Heath solicitor on the Nationwide conveyancing panel to handle the paperwork?
Nationwide don't usually appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.
We were going to get a DIP from Lloyds this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Dickens Heath solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Dickens Heath solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
In my capacity as executor for the will of my uncle I am selling a house in Swansea but live in Dickens Heath. My lawyer (based 300 kilometers awayneeds me to sign a stat dec before the transaction finalising. Could you suggest a conveyancing lawyer in Dickens Heath who can witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are based in Dickens Heath
I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have just discovered that it's a leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Dickens Heath. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Dickens Heath ?
Most houses in Dickens Heath are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Dickens Heath so you should seriously consider shopping around for a Dickens Heath conveyancing practitioner and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’spermission to carry out alterations. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the house is part of an estate. Your conveyancer should appraise you on the various issues.
Leasehold Conveyancing in Dickens Heath - Sample of Questions you should consider before Purchasing
Are any of leasehold owners in arrears of their service charge liability? It is important to be aware whether redecorating or some other significant cost is pending to be shared amongst the tenants and could well materially impact the level of the service costs or require a one time payment. The majority of Dickens Heath leasehold properties will be liable to pay a service charge for maintenance of the building levied on behalf of the landlord. Where you buy the flat you will have to pay this amount, normally quarterly accross the year. This can vary from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a ground rent for you to pay yearly, this is usually not a significant figure, say approximately £50-£100 but you need to enquire as sometimes it can be many hundreds of pounds.