Is the fact that my conveyancer in Thetford is not on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Thetford conveyancing firm and ask them why they are no longer on the approved list for your bank.
At what point can the exchange of contracts occur in purchase conveyancing in Thetford and am I required to attend the lawyers office?
Where you are local to our conveyancing solicitors in Thetford you are invited in to sign the paperwork. However, the firms we work with provide a nationwide conveyancing service and provide as equally detailed and professional a job for you when dealing with you by post or email. The executing of the property agreement is not the point of no return. Signing on the dotted line is just a prerequisite for the conveyancer to address the formalities at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Thetford)to be in the office at the appropriate time.
I just acquired a house at auction in Thetford. Conveyancing is required. What is next?
Given that you are now for all intents and purposes signed on the dotted line you should instruct a conveyancing practitioner quickly as you are faced with a tight a fixed date to complete the conveyancing. An auction property should have an associated auction pack. This will include evidence of title and search results. In the case of leasehold premises the legal pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You need to hand this to the lawyer instructed by you at the earliest opportunity. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
I am buying a property in Thetford. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?
Given that you are obtaining a mortgage with Skipton your lawyer must follow the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for Skipton. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Skipton where a lease fails to meet these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Thetford.
I can not fathom if my bank requires a lease extension. I have called into my local Thetford bank branch on various occasions and was reassured it wasn't an issue and they will lend. My Thetford conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend in accordance with their published requirements. I simply don't know who is right.
Your solicitor has to comply with the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
It has been five months following my purchase conveyancing in Thetford completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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 asset 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.
My brother-in-law has suggested I instruct a conveyancing solicitor in Thetford. I need to find out if they are on the bank's approved list of lawyers. Can you advise?
It’s a good idea phone the conveyancer and ask them if they are on the bank's approved list. If that does not help call us and we can make some checks for you. If they are not on the lender panel we we can help find a reputable conveyancing solicitor in Thetford on the approved list for your lender.