Our bank has suggested solicitors on their panel based in Ludlow but I would rather instruct a conveyancing lawyer in Ludlow local to me. Are you able to help?
Not all Ludlow conveyancing practices are on all banks conveyancing panel. Use the above search tool to choose a Ludlow conveyancing conveyancer on the on the lender panel.
four months have gone by since my purchase conveyancing in Ludlow completed. I have checked the Land Registry site which shows that I paid £200,000 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 premises 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 a fortnight ago in what was supposed to be a quick, no chain conveyancing. Ludlow is where the house is located. Can you offer any opinion?
Flying freeholds in Ludlow are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ludlow 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 Ludlow 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.
I am one month into a residential purchase having been recommend to solicitors by the local agent to perform conveyancing in Ludlow. I am not happy. Could you you assist me in finding new conveyancers?
A conveyancer would have to be very bad to suggest changing them. Has your mortgage offer been generated? If so you will need to make them aware of the replacement lawyer and have the offer are issued to the new lawyers. Your new conveyancer should be on the mortgage company approved list to avoid escalating costs and delays. That should be your first question of the new conveyancers. The search tool can help you find a lender approved solicitor for your home move in Ludlow
My lawyer in Ludlow is asking me for identification documents asserting that this is part of his obligations as a conveyancer on the bank Solicitor panel. Am I being spun a yarn?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not unique to conveyancing in Ludlow