I am in the process of selling my ground floor flat in Motspur Park and the EA has just called to say that the purchasers are swapping solicitor. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a big named lender only work with specific law firms rather the firm that they want to select for their conveyancing in Motspur Park ?
Lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lending institutions point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
Should commercial conveyancing searches reveal impending roadworks that may affect a commercial site in Motspur Park?
Many commercial conveyancing solicitors in Motspur Park will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Motspur Park. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Motspur Park.
For every commercial conveyancing transaction in Motspur Park it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Motspur Park commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Motspur Park.
Just bought a detached house in Motspur Park , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Motspur Park conveyancing solicitor works at snail pace, so I want to be certain that my purchase is registered.
As far as conveyancing in Motspur Park registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can adjust subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any 3rd parties. As of today in the region of 80% of such applications are completed in less than three weeks but some can be subject to longer hold-ups. Registration is effected once the purchaser has moved in to the property thus 'speed' is not always primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.
I am buying a new build flat in Motspur Park. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Motspur Park
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I am thinking of appointing a conveyancing lawyer in Motspur Park for my remortgage. Is there any facility to check a solicitor's complaints history with the profession’s regulator?
Anyone can read published Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes recorded call for training requirements.