Am I correct in assuming that the fact that my solicitor in Sheldon is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. Where you are concerned you should simply call the Sheldon conveyancing firm and enquire why they are no longer on the approved list for your lender.
My husband and I are refinancing our maisonette in Sheldon with Clydesdale. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the property is repossessed. I have a couple of concerns (1) Is this form unique to the Clydesdale conveyancing panel as he never had to sign this form when we remortgaged 5 years ago (2) Does our son by signing this giving up his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Clydesdale. This is solely used to protect Clydesdale if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Clydesdale had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Is it necessary to take out insurance to cover chancel repairs when purchasing a house in Sheldon?
Unless a previous purchase of the premises took place post 12 October 2013 you could take it that solicitors carrying out conveyancing in Sheldon to remain encouraging a chancel search and or chancel repair liability insurance.
My husband and I are first time buyers - had an offer accepted, yet the selling agent advised that the seller will only go ahead if we instruct the agent's chosen solicitors as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer used to conveyancing in Sheldon
We suspect that the owner is not behind this requirement. If they require ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to appoint your preferred Sheldon conveyancing lawyers - rather thanthose that will earn their negotiator at the agency a referral fee or hit his conveyancing targets demanded by HQ.
At what stage do I pay the Stamp Duty Land Tax payable for my Sheldon flat purchase?
The solicitor should complete a stamp duty return on your behalf as part of your Sheldon purchase transaction for signature. On completion your property lawyer will submit your Land Transaction application to the Inland Revenue and - assuming they have the funds - settle any tax bill payable for you.