Am I correct in assuming that the fact that my conveyancer in Queensferry is not on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Queensferry conveyancing practice and enquire why they are no longer on the approved list for your bank.
I am assisting my sister sell her flat in Queensferry. Does the conveyancing solicitor commission the energy performance certificate or it is for the seller to see to?
Following the abolition of Home Packs, EPC’s became a mandatory component of selling a house. An energy performance certificate must be commissioned in advance of the property being marketed. It is not a task that solicitors normally arrange. If you are instructing a Queensferry conveyancing solicitor they may help arrange energy assessments due to their contacts with long established local accredited person
I currently have a mortgage with Yorkshire BS for my property in Queensferry. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?
Yorkshire BS must be informed of your intention before letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel firm.
Intending to buy a maisonette in Queensferry. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Queensferry conveyancer is on the Barclays conveyancing panel.
My colleague advised me that where I am buying in Queensferry I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Queensferry conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Queensferry around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Queensferry Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data regarding Queensferry.
My wife and I purchased a semi-detached Georgian property in Queensferry. Conveyancing practitioner acted for me and Coventry Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the exact same property. Is it worth asking Coventry Building Society to clarify?
You need to assess 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Queensferry and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing lawyer who conducted the purchase.
How and when do I incur the Stamp Duty Land Tax chargeable for my purchase in Queensferry?
The majority of solicitors tend to complete a stamp duty return on your behalf as part of your Queensferry purchase transaction for you to sign. On completion your conveyancer will submit your STL Return Form to the Tax Authorities and - assuming they have the funds - discharge any land tax payable on your behalf.