Is the fact that my solicitor in Sedbergh is not on my lender's solicitor panel that there is a problem with the standard of his work?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a 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. If you are concerned you should contact the Sedbergh conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Do the conveyancing lawyers to be found on your site execute auction conveyancing in Sedbergh?
We know of a few auction lawyers we can put you in touch with those specialising in auction conveyancing. Sedbergh is just one of hundreds of locations in which our lawyers cover.
I am due to move home in March. Will my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you suggest a removal company in Sedbergh. Conveyancing solicitor was chosen prior to coming across this page.
On the day of completion you will need to collect the keys from the selling agent but this can only take place when the previous owners conveyancers advise the agent that the monies to complete are in and the keys can be handed over. After that you will need to tell the removal company that they can start moving you in. We do not suggest a particular removal company but can help you locate a conveyancing in Sedbergh or a lawyer with expertise in conveyancing in Sedbergh.
I am the sole recipient of my late mum's estate and I have everything in my name alone, including the my former home in Sedbergh. The Sedbergh property was put into my name in January. I plan to dispose of the property. I understand that there is a CML six month 'rule', which means that my property ownership may be regarded the same way as if I'd bought the house in January. Do I have to wait half a year to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. many banks would take a pragmatic view as this requirement is principally there to pick up on the purchase and immediately sell or the flipping of property.
I am due to exchange contracts on my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being a right pain. The Sedbergh solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Action Conveyancing several years past for my conveyancing in Sedbergh. I now require my file but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sedbergh of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I opted to have a survey carried out on a house in Sedbergh ahead of instructing conveyancers. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some lenders will refuse to give a mortgage on such a property.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Sedbergh. Conveyancing may be slightly more expensive based on your lender's requirements.