Is the fact that my conveyancer in Hayle is not listed on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise 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 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. Where you are concerned you should simply call the Hayle conveyancing practice and ask them why they are no longer on the approved list for your bank.
My wife and I are due to complete on the purchase of a house in Hayle but as a result of wreckage from a small fire at the property I have managed to agree reparation from the vendor in the sum of three thousand pounds taking the form of a reduction in the price. This was going to be dealt with as part of a side agreement but Clydesdale are not allowing this. Should they have been approached?
Your solicitor being on the Clydesdale approved list is duty bound to disclose to Clydesdale of any changes to the sale price. If you were to refuse your solicitor to report the price change to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new lawyer for your conveyancing in Hayle.
We wanted to use a conveyancing solicitor in Hayle for our house purchase. Our broker has since notified us that our bank The Royal Bank of Scotland won't deal with them. Why is this not regarded as unduly restrictive?
A lender can require a panel conveyancer act for it. Borrowers are expected to bear the charges for this. Do use our database to get a quote from a solicitor to conduct conveyancing in Hayle on the The Royal Bank of Scotland conveyancing panel.
four months have gone by since my purchase conveyancing in Hayle took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Am in the process of buying my 1st house in Hayle. Conveyancing solicitor has been instructed. The broker pointed out that a survey is not needed as the house was only constructed in 1997.
The bare minimum you need a Home Buyer's Report. As the residence is over 10 years old the property will not come with a warranty, so you don't want to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could suffice. The report should highlight any obvious problems and recommend further investigation if relevant. Where there are any indications of material issues obtain a comprehensive Building Survey from the beginning.