Am I correct in assuming that the fact that my solicitor in Windmill Hill is not on my bank's conveyancing panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. If you are concerned you should simply call the Windmill Hill conveyancing practice and ask them why they are no longer on the approved list for your lender.
Completed the sale of my flat in Windmill Hill last March but the buyer keeps SMS messaging me to say his lawyer needs to hear from mine. What should have happened now that I have sold?
After completion of your house sale your lawyer should forward the transfer deeds and all of the paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor should also send confirmation that the mortgage has been redeemed to the purchasers solicitors. There are no post completion formalities peculiar conveyancing in Windmill Hill.
My grandmother passed away six months ago and as sole heir and executor I was left the property in Windmill Hill. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then UBS will require that you use a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.
How can we know in advance if a Windmill Hill conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Windmill Hill seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor carrying out your transaction.
We have a mortgage agreed in principle with UBS. Windmill Hill conveyancing lawyers are chosen. How long does it take for UBS to forward the offer to the conveyancer?
There is no definitive answer here. Have UBS conducted the valuation? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Nottingham have agreed my mortgage in principle, my bid on a apartment in Windmill Hill has been accepted, what happens next?
The estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the bank’s panel). Call up Nottingham or your broker and finish off any relevant forms. Nottingham will instruct a valuer who will get in touch with the selling agent or vendor to schedule a slot for the valuation to occur. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Nottingham will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Windmill Hill.
What are the distinct benefits to choosing a high street solicitor in Windmill Hill
Home movers in Windmill Hill prefer a nearby high street property lawyer so that they can visit if they have questions, and to sign documents rather taking the chance in relying on the post.
Some would argue that there exists a marginal benefit in using a lawyer nearby to a house you are planning to purchase, due to the knowledge of the area and possible local issues - yet this is debatable. The majority of conveyancers carry out their work over the internet and may be practically anywhere.