Am I correct in assuming that the fact that my conveyancer in Pickering is not listed on my lender's solicitor panel that there is a problem with the standard of his work?
That would most 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 contact the Pickering conveyancing firm and enquire why they are no longer on the approved list for your lender.
I am mortgaging my flat in Pickering, does my lawyer need to be on the Coventry BS Conveyancing panel?
In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Have completed on a a terraced house in Pickering , What is the estimated time for the Land Registry to record my proprietorship? My Pickering conveyancing solicitor has been very slow, so I want to be certain the land registry aspects are concluded.
As far as conveyancing in Pickering registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and whether the Land registry communicate with any 3rd parties. Currently roughly three quarters of submission are fully addressed in less than three weeks but some can be subject to protracted delays. Historically registration takes place once the buyer has moved in to the premises so an expedited registration is not always top priority but if there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.
Due to the guidance of my in-laws I had a survey completed on a property in Pickering ahead of instructing lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some lenders tend refuse to issue a loan on a flying freehold house.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Pickering. Conveyancing may be slightly more expensive based on your lender's requirements.
As a tenant I am on the hook for a maintenance fee for my appartment in Pickering. As a result of personal circumstances I fell into arrears with remittance. I negotiated a settlement schedule but there is still approximately £1750 currently due.
I want to dispose of the property and I am concerned this could threaten to derail the sale if I have to pay off the amount due in advance. I'd like to sell up and then repay the debt from the proceeds - is this practicable?
Your conveyancer should be in a position to negotiate with the management company, and agree with them whether or not they would accept settlement from sale proceeds. This is an example of why it might be good to select a lawyer in Pickering as they may well have an established relationship with the parties.