I was advised recently by my broker that my Grimsby solicitor is not on the bank Conveyancing panel. What can I do to be certain that this is indeed the case?
You need to contact your Grimsby conveyancer. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they may be able to suggest a Grimsby conveyancing practice that is on the approved list of lawyers for your bank.
What happens if my lawyer’s firm is expelled from the Co-operative Solicitor panel ahead of completing my conveyancing in Grimsby?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We are aiming to move house in May. Will my conveyancing solicitor call the removal company on the completion day. As an aside, can you put forward a removal company in Grimsby. Conveyancing solicitor was found before I stumbled across this website.
On the afternoon of completion you can collect the house keys from your estate agent however this should only be done once the previous owners conveyancers confirm to the agent that they have the completion monies and the keys can be collected. Subsequently you should inform the removal company that they can start moving you in. We do not recommend a specific removal company but can help you choose a conveyancing in Grimsby or a solicitor with expertise in conveyancing in Grimsby.
We had chosen conveyancers locally in Grimsby on the Leeds Building Society solicitor approved list. They are now charging me a separate charge for handling the Leeds Building Society mortgage. Is this a supplemental conveyancing fee set by Leeds Building Society?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer is entitled to charge a fee for this. This fee is not dictated by Leeds Building Society but by your Grimsby property lawyer. Plenty of firms on the Leeds Building Society panel will quote ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
We have agreed to purchase a house in Grimsby. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
As your lender is Coventry BS your lawyer must follow the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Coventry BS where a lease fails to meet these specifications. The requirements relate to the installation of panels on properties countrywide and is not limited to Grimsby.
four months have gone by following my purchase conveyancing in Grimsby concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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 asset 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.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Grimsby is where the house is located. Can you offer any assistance?
Flying freeholds in Grimsby are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Grimsby you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grimsby 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 premises.