I am selling my maisonette in Okehampton and the EA has just called to warn that the buyers are switching property lawyer. I am told that this is due to the fact that the bank will only work with solicitors on their approved list. Why would a big named lender only deal with certain solicitors rather the firm that they want to choose for their conveyancing in Okehampton ?
Banks have always had an approved set of law firms that can represent them, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms 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 not going to have any impact on this.
I am aiming to move home in March. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Okehampton. Conveyancing firm was found prior to coming across this site.
On the day of completion you can pick up the keys from the selling agent however this should only take place when the vendors lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you can tell the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can assist you in choosing a residential property solicitor in Okehampton or a lawyer with expertise in conveyancing in Okehampton.
I recently had an offer accepted on a house in Okehampton. My financial adviser pressured me to appoint their conveyancer. I paid an upfront payment of £175. Not long after, the lawyer called me embarrassingly acknowledging that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being difficult. The Okehampton solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Me and my brother have a 4 bedroom Georgian house in Okehampton. Conveyancing practitioner acted for me and Coventry Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Okehampton and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing practitioner who conducted the purchase.
Just had an offer accepted on a new build apartment in Okehampton. Conveyancing is a frightening process 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.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Okehampton
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants.
Is it possible to transfer to a new solicitor as I have to instruct a firm on the Britannia conveyancing list. I hired a high street conveyancing solicitor in Okehampton round the corner but the firm is not accepted by Britannia
It would be our pleasure to help you find a conveyancing solicitor in Okehampton on the Britannia panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Okehampton. In making use of search facility on this page, you can scrutinise fees for conveyancing solicitors in Okehampton and throughout England and Wales.