Am I correct in assuming that the fact that my solicitor in Ventnor is not on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters 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 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 simply call the Ventnor conveyancing practice and enquire why they are no longer on the approved list for your lender.
I am soon to complete on the purchase of a property in Ventnor but as a result of wreckage from a small fire at the property I have managed to agree reparation from the seller of six thousand pounds by way of a adjustment in the price. I had intended this to be dealt with as part of amending the contract yet Co-operative are not allowing this. Should they have been approached?
Your property lawyer that is on the Co-operative conveyancing panel is duty bound to inform Co-operative of any variations to the purchase price. If you were to refuse your property lawyer to notify the price change to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new solicitor for your conveyancing in Ventnor.
We are buying a house in Ventnor. I might seem paranoid but how we can trust a lawyer? At some point we have to deposit funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am purchasing a end of terrace house in Ventnor. We would like to an extension at the rear at the house.Will legal work on the property include investigations to determine if these works were previously refused?
Your solicitor will review the registered title as conveyancing in Ventnor will occasionally reveal restrictions in the title documents which restrict categories of changes or need the permission of a 3rd party. Many extensions need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I recently had an offer agreed on a house in Ventnor. My mortgage broker suggested a conveyancer. I paid an on account payment of £200. A couple of days later, the conveyancer contacted me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Ventnor?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Ventnor. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Is it best to instruct a Ventnor conveyancing practitioner in close proximity to the house I am purchasing? An old friend can handle the legal formalities but they are based 300miles away.
The benefit of a high street Ventnor conveyancing firm is that you can visit the firm to execute paperwork, deliver your identification documents and apply pressure on them where appropriate. Having local Ventnor know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and they were impressed that should surpass using an unfamiliar Ventnor conveyancing solicitor solely due to them being round the corner.