My IFA has asked me for my Ruskington solicitor’s panel member for the Nationwide conveyancing panel. Can you suggest how I find this out. I have tried my local Ruskington branch but they don't know it.
You are best placed to get this information from your Ruskington property lawyer . They keep a central record lender panel numbers.
I had intended to instruct a conveyancing solicitor in Ruskington for our home move. Our financial adviser has since notified us that our bank Nationwide Building Society won't deal with them. Surely this is unduly restrictive?
Banks ordinarily imposes restrictions either the type or the volume of conveyancing solicitors on their approved list of lawyers. Typical examples of such criteria being that a law practice must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of solicitor practices they use to act for them. You should note that Nationwide Building Society have no responsibility for the quality of advice provided by any member of Nationwide Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there are mixed opinions regarding the level of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that thousands of law firms, including some in or near Ruskington only execute a couple conveyances per annum.
We are planning to move house in June. Will my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you suggest a removal company in Ruskington. Conveyancing firm was found before I stumbled across your website.
On the afternoon of completion you will need to collect the house keys from the estate agent but this should only take place when the sellers solicitors confirm to the agent that the monies to complete are in and the keys can be handed over. After that you will need to advise the removal company that you are ready to move in. We do not suggest a specific removal company but can assist you in finding a residential property solicitor in Ruskington or a solicitor that specialises in conveyancing in Ruskington.
When it comes to lenders such as Nationwide, do Ruskington conveyancing practitioners have to pay a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I have decided to exercise my right to buy my property in Ruskington off the council. I have a mortgage offer with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
The deeds to our home can not be found. The lawyers who handled the conveyancing in Ruskington 5 years ago are no longer around. What do I do?
Assuming the title is registered the details of your ownership will be documented by the Land Registry with a Title Number. It is possible to execute a search at the Land Registry, locate your property and secure up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
How can the Landlord & Tenant Act 1954 impact my business property in Ruskington and how can you help?
The 1954 Act gives a safeguard to business tenants, giving them the legal entitlement to make a request to court for a renewal tenancy and continue in occupation at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Ruskington is one of our many areas of the UK in which our lawyers are based