Is the fact that my conveyancer in Brandesburton is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Brandesburton conveyancing practice and ask them why they are no longer on the approved list for your lender.
In the event thatI was to purchase a straightforward homein Brandesburton for cash and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in Brandesburton?
Any savings you would achieve will be limited to the Brandesburton conveyancing searches. Your conveyancing practitioner still got to do everything else - money laundering, liaising with the vendors solicitor, stamp duty submission, register the title etc. You might save a bit for them not having to register a charge however it will not be meaningful.
What is the first thing I need to know regarding purchase conveyancing in Brandesburton?
Not many law firms shout this from the rooftops but conveyancing in Brandesburton and elsewhere in East Yorkshire is often a confrontational process. Put another way, when it comes to conveyancing there exists lots of opportunity for friction between you and others involved in the home moving process. For example, the seller, estate agent and sometimes a mortgage company. Appointing a solicitor for your conveyancing in Brandesburton should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the transaction whose responsibility is to act in your legal interests and to keep you safe.
Sometimes a third party with a vested interest will attempt to convince you that it is in your interests to do things their way. For instance, the selling agent may claim to be assisting by suggesting your conveyancer is slow. Or your mortgage broker may tell you to do take action that is against your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
We are planning to buy with Coventry BS. I went into 3 or 4 local solicitors yet am unable to find a Brandesburton conveyancing firm on the Coventry BS approved list. Can you help?
You should make the most of the find a conveyancing panel solicitor tool on this page. Please choose the building society and type Brandesburton or your preferred area and you will be presented with a number of lawyer located in Brandesburton or by proximity to you.
My wife and I have a terraced Georgian house in Brandesburton. Conveyancing solicitor acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Brandesburton and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing lawyer who conducted the purchase.