Am I correct in assuming that the fact that my conveyancer in Grenoside is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That would most likely be a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 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 contact the Grenoside conveyancing firm and ask them why they are no longer on the approved list for your bank.
My husband and I are approaching an exchange on a house in Grenoside and my mum and dad have sent the 10% deposit to my conveyancer. I am now informed that as the deposit has not arrived from me my property lawyer needs to disclose this to my lender. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I informed the lender regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your solicitor is obliged to clarify with the bank to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
five months have gone by since my purchase conveyancing in Grenoside concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Grenoside is where the house is located. Is there any guidance you can give?
Flying freeholds in Grenoside are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Grenoside you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grenoside 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 property.
My brother has urged me to appoint his conveyancers in Grenoside. Should I choose my own property lawyer?
Much as we are happy to recommend a Grenoside conveyancing lawyer the ideal way to select a conveyancing practitioner is to seek referrals from friends or relatives who have actually previously instructed the solicitor you're considering.