Am I correct in assuming that the fact that my conveyancer in Thornhill is not listed on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?
That would more than likely be an incorrect assumption to make. There are plenty of 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 top 5 reasons are as follows: (1) low volume 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. Should you be concerned you should simply call the Thornhill conveyancing practice and ask them why they are no longer on the approved list for your bank.
My stepmother informed me that in buying a property in Thornhill there may be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?
We are aware of a number of properties in Thornhill which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Thornhill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am purchasing a property in Thornhill. A rare aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Kent Reliance your lawyer must follow the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to Kent Reliance where a lease fails to satisfy these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Thornhill.
I have paid off my mortgage with RBS. I assume I don't need a Thornhill solicitor on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I acquired my flat on 3 February and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Thornhill said it should be recorded in a couple of weeks. Are transfers in Thornhill uniquely lengthy to register?
As far as conveyancing in Thornhill registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and if the Land registry have to notify any interested parties. Currently in the region of 80% of submission are fully addressed in less than three weeks but occasionally there can be extensive delays. Historically registration occurs after the new owner is living at the premises therefore 'speed' is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a quick, chain free conveyancing. Thornhill is the location of the property. Can you offer any assistance?
Flying freeholds in Thornhill are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Thornhill you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thornhill may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am thinking of appointing a conveyancing lawyer in Thornhill for my remortgage. Is there any facility to review a solicitor's record with the legal regulator?
Anyone may find published Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator may recorded call for training requirements.