We are purchasing a 2 bedroom apartment in Stoke Sub Hamdon with a mortgage. We have a Stoke Sub Hamdon conveyancer, however the lender says she’s not on their "panel". It appears that we have little option but to instruct one of the bank panel conveyancing practices or keep our Stoke Sub Hamdon conveyancing practitioner and pay for one of their panel lawyers to act for them. We consider that this is inequitable; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Stoke Sub Hamdon conveyancing lawyer to apply to be on the conveyancing panel.
I appreciate that there are debates on Chancel Insurance on online forums. Do I require this when buying a property in Stoke Sub Hamdon? or I am told that there is a law dating back centuries that could mean that house owners residing in a parish church boundary may be liable to contribute towards repairs towards the chancel within the church. Is this applicable for conveyancing in Stoke Sub Hamdon?
Unless a prior acquisition of the house completed after 12 October 2013 you could assume that solicitors delivering conveyancing in Stoke Sub Hamdon to continue to suggest a chancel search and or chancel repair liability policy.
I have todaybeen informed that Action Conveyancing have closed. They conducted my conveyancing in Stoke Sub Hamdon for a purchase of a freehold house 10 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The quickest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Stoke Sub Hamdon conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Stoke Sub Hamdon is the location of the property. Is there any advice you can impart?
Flying freeholds in Stoke Sub Hamdon are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stoke Sub Hamdon you would need to get your solicitor to go 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 Stoke Sub Hamdon may decide 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.
I have been sourcing a conveyancing solicitor in Stoke Sub Hamdon for my home move. Is it possible to see a firm’s complaints history with the profession’s regulator?
You can review published Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may recorded telephone calls for training reasons.