Am I correct in assuming that the fact that my solicitor in Great Ayton is not identified on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
That would most likely be a wrong assumption to make. There are plenty of reasonable 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) low volume 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 simply call the Great Ayton conveyancing practice and ask them why they are no longer on the approved list for your lender.
We have rather assertive vendors who has insisted on a preliminary agreement with a non-refundable deposit two thousand pounds. Are such agreements sensible?
This kind of preliminary agreement is unusual in Great Ayton, conveyancers will often try and steer clients away from them as they detract from the primary focus, namely conveyancing and if you end up having your deposit forfeited then the solicitor at best left with an upset client and at worst a litigious one. In addition, there is no guarantee that just because the vendor has signed a lock out contract they will complete the sale with you. They may breach the agreement if they are offered a large enough offer to do so because an aggrieved party with the benefit of a lockout agreement will still have to establish consequential losses from the breach and these may not equate the financial upside that your vendor may secure by breaking the contract, no matter how morally condemnable it undoubtedly is.
I own a renovated Victorian house in Great Ayton. Conveyancing practitioner acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Great Ayton and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing lawyer who conducted the purchase.
I have been recommended by a number of selling agents in Great Ayton to get a quote from a conveyancer using your seach tool. What’s the financial upside for Estate Agents to offer your services rather than alternative conveyancing organisations?
We refuse to give any commission for pointing buyers and sellers our way. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
We're first time buyers - agreed a price, but the agent told us that the vendor will only go ahead if we use the agent's recommended conveyancers as they need an ‘expedited deal’. We would rather use a local solicitor accustomed to conveyancing in Great Ayton
It is unlikely the sellers are behind this. If they require ‘a quick sale', turning down a motivated purchaser is going to damage their objectives. Contact the vendors directly and explain that (a)you are genuine purchasers (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to use your preferred Great Ayton conveyancing lawyers - not the ones that will provide their negotiator at the agency a introducer fee or meet his conveyancing targets set by senior management.