My wife and I are hoping to acquire a house in Ross On Wye and are in fact using a Ross On Wye conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Santander have this afternoon contacted us to inform me that there is now an issue as our Ross On Wye lawyer is not on their approved list of lawyers. Please explain?
Where you are buying a property requiring a mortgage it is standard for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Ross On Wye lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I am selling my apartment in Ross On Wye. Does my conveyancer need to be on the Skipton conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who handled the conveyancing in Ross On Wye 10 years ago have long since closed. Will I be able to sell the house?
As long as the title is registered the information relating to your proprietorship will be evidenced by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, identify your property and secure up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
How can the Landlord & Tenant Act 1954 impact my commercial premises in Ross On Wye and how can you help?
The 1954 Act gives a safeguard to business leaseholders, granting the a statutory right to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Ross On Wye is one of the numerous locations in which the firms we work with have offices
Are Ross On Wye conveyancing solicitors duty bound by the Law Society to supply transparent conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Ross On Wye or across England and Wales.