Is the fact that my conveyancer in Newark is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should contact the Newark conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
What can a local search reveal concerning the property my wife and I buying in Newark?
Newark conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for instance Searchflow The local search is essential in every Newark conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Newark is where the house is located. Can you shed any light on this issue?
Flying freeholds in Newark are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Newark you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Newark may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What tools are available to identify a Newark law firm on the Godiva Mortgages Ltd conveyancing panel? I have a car and am prepared to travel upto 20miles to meet the lawyer.
You can use the tool on this website. Please pick a mortgage company and your location and you will see a number of Newark conveyancing lawyers locally. We have detailed some Newark conveyancing firms at the bottom of this page and you can call them to see whether they are on the Godiva Mortgages Ltd panel
My in 2007. He has been married, divorced and in recent months got remarried. He now wishes to dispose of the Newark property. I think he will just be need to provide a copy of the marriage certificates to the solicitor however he is worried it will hold up the conveyancing. Should he appoint a property lawyer to update the title documents for the house?
You are not required to bring up to date the title for the property on the basis that you have the evidence required to show how the name change occurred.
Any purchaser’s property lawyer will review the land registry entries and ask for evidence by way of proof of the name change for instance marriage documentation.