Am I correct in assuming that the fact that my conveyancer in Mickleover is not listed on my lender's conveyancing panel that there is a problem with the standard of his work?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly 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) 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. Where you are concerned you should simply call the Mickleover conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
The Mickleover conveyancing firm handling our Mickleover conveyancing has uncovered a discrepancy between the assumptions in the home valuation survey and what is revealed within the title deeds. My solicitor says that he must ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance correct?
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 stepmother advised me that in purchasing a property in Mickleover there could be a number of restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in Mickleover which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Mickleover should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Mickleover conveyancer on the Principality panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
At last I have had an offer on a maisonette in Mickleover agreed to, the sellers do nevertheless have an associated purchase. The sellers have placed an offer on a flat, but it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have selected a high street conveyancing solicitor in Mickleover. What should be my next step? At what point do I apply for the mortgage with Leeds Building Society?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then valuation, Mickleover conveyancing search fees, etc). The first course of action is to check that your conveyancer is on the Leeds Building Society approved list. Regarding the subsequent steps this very much dictated by the specifics of your case, motivation for this property and on the state of the market. In a buoyant market the majority of buyers will apply for a home loan with Leeds Building Society and arrange for the valuation and only if it comes back ok would they pay their solicitor to proceed with the conveyancing in Mickleover.
My father has suggested that I appoint his conveyancers in Mickleover. Should I use them?
No doubt it’s preferable to select a conveyancing practitioner is to get recommendations from friends or relatives who have actually previously instructed the conveyancer that you are are thinking of instructing.
I am hoping to buy a repossessed flat in Mickleover and the bank selling would like to complete within a week. Can a property lawyer complete in this timeframe? Am I best advised to select a local Mickleover firm or an online organisation that advertises to complete quickly?
Visit your Mickleover high street. Go in to two or three firms and request to see a conveyancing solicitor for a quote. Explain your needs and try and obtain a commitment on speed. Select the one that seems most efficient. You need to choose a conveyancing practitioner on the panel of lawyers acceptable to your mortgage company.