Is the fact that my solicitor in St Annes is not identified on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That is most likely a wrong assumption to make. 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. Should you be concerned you should simply call the St Annes conveyancing firm and ask them why they are no longer on the approved list for your lender.
I am the registered owner of a freehold house in St Annes but nevertheless pay rent, why is this and what is this?
It is rare for properties in St Annes and has limited impact for conveyancing in St Annes but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
My wife and I are purchasing a house in St Annes. It might be a silly question but how we can trust a solicitor? At some point we have to send funds into their account. What protection do we have from them run away with our money?
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.
We are planning to move property in February. Will my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you recommend a removal company in St Annes. Conveyancing lawyer was chosen before I stumbled across this site.
On the day of completion you will need to collect the keys from the estate agent however this can only occur after the vendors solicitors inform the agent that the monies to complete are in and the keys can be given over. You can inform the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can assist you in locating a residential property solicitor in St Annes or a legal practice with expertise in conveyancing in St Annes.
I am expecting a OIP from TSB this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any St Annes solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint St Annes solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
4 months have elapsed following my purchase conveyancing in St Annes completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Are you able recommend a good solicitor to do the acquisition of an apartment in St Annes. With any luck we will purchase the flat for £165000 with a mortgage from Barclays. We live in St Annes but dont require the solicitors to be based in St Annes.
The purpose of this site is restricted to being a directory service for conveyancers who wish to be listed as being on the approved conveyancing panel for Barclays in certain locations for instance St Annes . Our intention is not to recommend any specific property lawyer.