Am I correct in assuming that the fact that my conveyancer in Yate is not on my bank's solicitor panel that there is a problem with the standard of his work?
That is most likely a wrong assumption to make. 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) 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. If you are concerned you should simply call the Yate conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Yate. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this possible?
Where you plan to refinance then will insist on your using a conveyancer on the 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 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 mortgage is registered as a charge at the Land Registry.
Have purchased a a semi-detached house in Yate , What is the estimated time for the Land Registry to register my ownership? My Yate conveyancing solicitor has been painfully slow, so I want to be sure the registration formalities are addressed.
As far as conveyancing in Yate is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. Currently in the region of three quarters of submission are completed in less than three weeks but some can be subject to longer hold-ups. Registration is effected after the buyer has moved in to the property therefore post completion formalities is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Yate is the location of the property. Is there any guidance you can give?
Flying freeholds in Yate are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Yate 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 Yate may ascertain 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.
My wife and I have chosen a Yate conveyancing solicitor for our house purchase (novice purchasers) and have picked up in the engagement letter that they are not regulated by the FCA. Should I be concerned or is that standard with ?
We can't see why they should be. Most don't lend money. You should check that they are governed by the SRA, who dictate strict conditions in relation to amounts deposited in their bank.