Am I correct in assuming that the fact that my solicitor in Filey is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. A recent 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. Should you be concerned you should simply call the Filey conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My grandson is purchasing a house that has just been built in Filey with a mortgage from Nottingham. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nottingham conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who did the conveyancing in Filey 10 years ago are no longer around. What do I do?
In today’s world there are copies made of almost everything, and your conveyancer will be aware precisely where to look for all the relevant paperwork so you can buy or sell your property without any difficulty. Where duplicates are not available, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.
I was recommended by a few estate agents in Filey to select a conveyancer on your site. What’s the financial inducement for Estate Agents to market your site rather than alternative conveyancing organisations?
We refuse to make any commission for directing people our way. We thought it would be too underhand a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
How does one as executor remove a deceased person's name from the title register for a property in Filey?
If a Filey property is co-owned and one of the owners passes away, the name will not immediately be removed from the Land Registry title. It is not necessary to amend the title as when it comes to a sale your conveyancer would just need to evidence why the joint proprietor is not included in the transfer, normally this takes the form of a grant of probate.
With a view to making things smoother for the sale of the property you can arrange to have the deceased person erased from the title by submitting an application to HMLR with evidence of the death. There is no fee from the Registry for this service.