Is the fact that my solicitor in Kirkheaton is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly 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) lack 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 Kirkheaton conveyancing practice and ask them why they are no longer on the approved list for your lender.
The Kirkheaton conveyancing firm handling our Kirkheaton conveyancing has uncovered a difference when comparing the assumptions in the home valuation survey and what is in the legal papers for the property. My lawyer has advised that he must ensure that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s course or action right?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Kirkheaton. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?
If you plan to refinance then Co-operative will insist on your using a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
We are buying a flat in Kirkheaton. I might seem paranoid but how we can trust a conveyancer? At some point we will need 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.
What is the difference between a licensed conveyancer and conveyancing solicitor in Kirkheaton
There are two types of lawyers who can execute conveyancing in Kirkheaton namely licenced conveyancers or solicitors. The two can administer conveyancing services that you need to complete the sale or acquisition of property. Both are obliged to perform Kirkheaton conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly administered and that all necessary steps should be appropriately followed.
How can we tell if a Kirkheaton conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Kirkheaton obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your transaction.
I pay a service charge for my flat in Kirkheaton. As a result of poor financial planning I slipped behind with remittance. I negotiated a settlement schedule but there is still around £2000 currently outstanding.
I want to sell and I am panicking this will hold me back if I have to discharge the arrears in advance. Do I have to settle before - is this possible?
Do check with the lawyer dealing with your Kirkheaton conveyancing but one option may be to arrange for the arrears to be transferred to the buyers. The purchase price due would be reduced to reflect the amount of debt they take on. They would then pay the fees post completion of the purchase.