Is the fact that my conveyancer in Chard is not on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible 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 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 simply call the Chard conveyancing practice and enquire why they are no longer on the approved list for your lender.
Is it the case that all Chard solicitor practices on the Lloyds conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.
We previously instructed conveyancing lawyers based in Chard on the Yorkshire BS solicitor approved list. They have just invoiced me an additional charge for handling the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer can levy a fee for this. This charge is not set by Yorkshire BS but by your Chard solicitor. Numerous firms on the Yorkshire BS panel will charge an ‘acting for lender’ fee but many firms incorporate it on their overall fee.
I am currently in the process of buying my council flat in Chard. I have a mortgage agreed with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
Have completed on a a detached house in Chard , how long will it take for the Land Registry to record my ownership? My Chard conveyancing solicitor works at snail pace, so I want to be sure that my ownership is recorded.
As far as conveyancing in Chard registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can vary subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any interested persons or bodies. As of today roughly three quarters of such applications are fully addressed in less than three weeks but occasionally there can be longer hold-ups. Registration occurs once the new owner has moved in to the property thus post completion formalities is not always top priority but if it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.
I am looking for a leasehold apartment up to £305k and found one round the corner in Chard I like with open areas and station in the vicinity, however it's only got 51 years unexpired on the lease. There is not much else in Chard suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage that many years may be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
Been on the hunt for a solicitor for freehold sale conveyancing in Chard. We are selling, simple no mortgage to pay off, no rush, currently vacant. Had an estimate from a lawyer for £1000 including VAT which is a little steep given that its so straightforward. Can I pay less for conveyancing in Chard?
Considering it’s a sale only, £450 + VAT should be about the best for sale conveyancing in Chard.