What happens if my solicitor is removed from the Principality Solicitor panel ahead of completing my conveyancing in Exminster?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
What is the difference between a licensed conveyancer and conveyancing solicitor in Exminster
There are many recorded licenced Conveyancers in Exminster and Solicitor firms in Exminster who provide Conveyancing services We would stress that the two are regulated professionals specialising in the legal aspects of transferring property. Both can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I'm the only beneficiary of my late mum's will and I have everything in my name alone, including the my former home in Exminster. Conveyancing formalities meant that the Land Registry date was in December. 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 property in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this provision is primarily there to pick up on subsales or the flipping of properties.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Exminster conveyancing practitioner on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a house in Exminster? or I am told that there is an ancient law that means some owners of property living in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this a legitimate concern for conveyancing in Exminster?
Unless a previous acquisition of the premises took place post 12 October 2013 you can expect lawyers conducting conveyancing in Exminster to continue to propose a a chancel search and or insurance against a claim.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Exminster is the location of the property. Can you shed any light on this issue?
Flying freeholds in Exminster are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Exminster you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Exminster may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
We are a couple of weeks into a freehold purchase having been recommend to a firm by the local agent to perform conveyancing in Exminster. I am am very frustrated with the quality of service. Could you help me find new conveyancers?
A conveyancer would have to be really poor in order to consider diss instructing them. Has your mortgage been sent? If so you must advise them of the new lawyer and have the mortgage documents are re-sent. Your conveyancer needs to be on the banks approved list to avoid added fees and complications. That should be your starting point. Our search tool should help you find a bank approved lawyer for your home move in Exminster