I have just been advised by my mortgage broker that my Pangbourne lawyer is not on the lender Solicitor panel. What can I do to be certain that this is indeed the case?
The first thing you need to do is to contact your Pangbourne lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Do all mortgage companies provide you with an approved list of Pangbourne conveyancing solicitors? How do you know who is on the Leeds Building Society conveyancing panel?
Pangbourne conveyancing firms themselves provide us confirmation that they are on the Leeds Building Society conveyancing panel as opposed to being supplied with a list from Leeds Building Society directly.
Do I have to pop into the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Pangbourne so that I can pop in to their offices when needed.
Whereas this was necessary ten years ago, most banks no longer oblige their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to supply ID documents and there are still distinct benefits to instructing a locally based solicitor, in your situation a conveyancing solicitor in Pangbourne.
Me and my partner are purchasing a property in Pangbourne. It might be a silly question but how we can trust a solicitor? At some point we have to send our life savings into their account. What is the protection we have from them run away with our monies?
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.
I am assisting my sister sell her house in Pangbourne. Will the conveyancer order an energy performance certificate or it is for me to coordinate?
After the abolition of HIPs, energy assessments remained a required part of selling a house. An energy assessment needs to be commissioned before the property is put on the market. This is not something that conveyancers ordinarily organise. Where you are instructing a Pangbourne conveyancing practitioner they might be able to arrange EPC’s due to their contacts with reputable Pangbourne assessors
I am the sole beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Pangbourne. The Pangbourne property was put into my name in October. I want to move. I do know about the CML 6 month 'rule', which means that my property ownership will be treated the same way as if I'd bought the house in October. Will no one buy the property for half a year?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Some lenders would take a practical view as this clause is chiefly there to capture the purchase and immediately sell or the wholesaling and assigning of properties.
How can the Landlord & Tenant Act 1954 impact my business premises in Pangbourne and how can your lawyers assist?
The 1954 Act affords protection to commercial tenants, giving them the legal entitlement to apply to court for a renewal tenancy and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Pangbourne