Is the fact that my solicitor in Pudsey is not listed on my bank's conveyancing panel that there is a problem with the standard of her work?
That would most likely be an incorrect 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 top 5 reasons are as follows: (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 simply call the Pudsey conveyancing firm and enquire why they are no longer on the approved list for your bank.
My aunt passed away last year and as sole heir and executor I was left the house in Pudsey. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?
If you plan to re-mortgage then Clydesdale will require that you use a conveyancer on the Clydesdale 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 Clydesdale 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 Clydesdale mortgage is registered as a charge at the Land Registry.
What does a local search tell me regarding the property my wife and I buying in Pudsey?
Pudsey conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Onsearch The local search is essential in every Pudsey conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search should reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Pudsey and how can you help?
The 1954 Act affords a safeguard to business leaseholders, giving them the right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Pudsey
Is it best to go with a Pudsey conveyancing practitioner based in the vicinity that I am hoping to buy? An old friend can carry out the legal formalities but his firm is located a couple of hundredmiles away.
The benefit of a local Pudsey conveyancing practice is that you can visit the firm to execute paperwork, deliver your ID and pester them where appropriate. Having local Pudsey know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and in the main were impressed that should surpass using an unknown Pudsey conveyancing lawyer just because they are based in the area.