Is the fact that my conveyancer in New Beckenham is not listed on my bank's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. A recent 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 solicitor 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 simply call the New Beckenham conveyancing firm and ask them why they are no longer on the approved list for your bank.
My aunt passed away last year and as sole heir and executor I was left the property in New Beckenham. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?
If you intend to refinance then Skipton will insist on your using a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.
We are purchasing a flat in New Beckenham. It might be a silly question but how we can trust a lawyer? At some point we will need to put funds into their account. What protection do 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.
Is there a list of Yorkshire BS panel solicitors in New Beckenham on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings viewable on the web. Where you are in need of a New Beckenham lawyer on the Yorkshire BS please use our tool.
Last month we had a mortgage agreed in principle with Yorkshire BS. New Beckenham conveyancing practitioners have been appointed. How long does it take for Yorkshire BS to send the offer to the lawyer?
Some lenders take longer than others. Have Yorkshire BS completed the survey? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We are purchasing a house and the conveyancer has identified Chancel Repair for which the house may be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly appropriate for conveyancing in New Beckenham
Unless a prior acquisition of the property took place post 12 October 2013 you can expect lawyers carrying out conveyancing in New Beckenham to remain encouraging a chancel search and or insurance against a claim.
I need to appoint a conveyancing solicitor for leasehold conveyancing in New Beckenham. I happened to discover a web site which appears to be the perfect answer If there is a chance to get all the legals done via phone that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?