Am I correct in assuming that the fact that my solicitor in Caistor is not on my lender's conveyancing panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a 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. Should you be concerned you should contact the Caistor conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
My partner and I are purchasing our first house. The conveyancer has calledto see if we would like to order additional conveyancing searches. Frankly we are clueless as to what's needed for conveyancing in Caistor
The range of Caistor conveyancing searches depends entirely on the premises, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your overall appetite to risk. What is important is that you properly understand what information the searches could supply. You may then decide if you personally think you need that search. Where you are unclear, ask the conveyancing practitioner to guide you.
My Solicitor in Caistor is not listed on the Nottingham Building Society Approved Panel. Is it possible for me to retain my family solicitor even though they are excluded from the Nottingham Building Society panel?
Your options are as follows:
- Carry on with your preferred Caistor solicitors but Nottingham Building Society will need to use a solicitor on their panel. This will result in additional overall legal charges and cause frustration.
- Find an alternative lawyer to act in the purchase, not forgetting to check they are on the Nottingham Building Society panel
Me and my brother own a semi-detached Victorian house in Caistor. Conveyancing solicitor represented me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Caistor and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing lawyer who completed the work.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Caistor is the location of the property. What do you suggest?
Flying freeholds in Caistor are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Caistor you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caistor may determine 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 residence.