Is the fact that my solicitor in Hamworthy is not identified on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 contact the Hamworthy conveyancing firm and ask them why they are no longer on the approved list for your lender.
I am about to exchange buying a house in Hamworthy but as a consequence of damage from some water damage at the property I have was able negotiate recompense from the vendor of £3k by way of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process but Nottingham are not allowing this. Should they have been informed?
Your solicitor that is on a Nottingham approved list is duty bound to disclose to Nottingham of any variations to the purchase price. If you prohibit your property lawyer to notify the reduction to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new solicitor for your conveyancing in Hamworthy.
Me and my partner are purchasing a house in Hamworthy. I might seem paranoid but how we can trust a conveyancer? On completion day we have to put funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I'm the sole recipient of my late father’s will and I have everything in my name now, including the house in Hamworthy. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the property. I do know about the CML six month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the property in January. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs 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 might be caught by that. How practical a view lenders take of it, depend on the bank as this clause is primarily there to capture subsales or the flipping of property.
The formalities of my remortgage has taken place for my property in Hamworthy. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Hamworthy. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Hamworthy
Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Hamworthy is where the house is located. Is there any advice you can impart?
Flying freeholds in Hamworthy are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hamworthy you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hamworthy 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 premises.