Is the fact that my conveyancer in St Neots is not listed on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 Neots conveyancing practice and enquire why they are no longer on the approved list for your lender.
I purchased a freehold property in St Neots but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in St Neots and has limited impact for conveyancing in St Neots 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 creation of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
I am buying a semi-detached house in St Neots. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in St Neots you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in St Neots.
Various web forums that I have come across warn that are the main cause of hinderance in St Neots conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in St Neots.
I have been pointed in your direction by a couple of local property agents in St Neots to find a conveyancer using your seach tool. What’s the financial incentive for Estate Agents to promote your site over alternative conveyancing organisations?
We don’t offer any referral fee for sending work in our direction. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.