My sources for free e-books and audiobooks are -
Project Gutenberg:
Google E-bookstore
Internet Archive
Open Library
Many Books
LibriVox (audiobooks)
Can anyone suggest any more?
PS: I omitted one of my favourites: Memoware
Wednesday, 29 December 2010
Wednesday, 22 December 2010
New conveyancing protocol
According to Clutton Cox, they were one of only 12 firms to respond to the consultation by the Law Society on its new conveyancing protocol: http://goo.gl/uhpYh
As I also responded, that means only 10 others throughout the country did - what a disappointment
What is also disappointing is that the Law Society has not included in the scheme a requirement for member firms to (for instance) adopt the Law Society's Code for Completion by Post - and a lot do not seem to know what the Code says, but decline to adopt it anyway - nor to update their repetitive raft of property information forms so as to produce a single, well-drafted form for clients to complete
Instead, they are duplicating some of the supervisory functions of the Solicitors Regulation Authority and concentrating on telling lenders, insurers and anyone that will listen that a good conveyancer should be part of the scheme - despite the fact that it is only open to solicitors, not licensed conveyancers. Presumably this is to get lenders and insurers to insist on firms joining if they are to be on lenders' panels and get insurance cover, thus ensuring jobs for those at the Law Society with no improvement in efficiency or protection for the benefit of clients
Ahhh! What it is to be so cynical!
As I also responded, that means only 10 others throughout the country did - what a disappointment
What is also disappointing is that the Law Society has not included in the scheme a requirement for member firms to (for instance) adopt the Law Society's Code for Completion by Post - and a lot do not seem to know what the Code says, but decline to adopt it anyway - nor to update their repetitive raft of property information forms so as to produce a single, well-drafted form for clients to complete
Instead, they are duplicating some of the supervisory functions of the Solicitors Regulation Authority and concentrating on telling lenders, insurers and anyone that will listen that a good conveyancer should be part of the scheme - despite the fact that it is only open to solicitors, not licensed conveyancers. Presumably this is to get lenders and insurers to insist on firms joining if they are to be on lenders' panels and get insurance cover, thus ensuring jobs for those at the Law Society with no improvement in efficiency or protection for the benefit of clients
Ahhh! What it is to be so cynical!
Tuesday, 21 December 2010
Turmoil for the legal profession
The legal profession is undergoing a period of change and review more far-reaching than anything it has experienced before. The following consultations (which will lead to change) and already decided changes are under way (thanks to Rob Hailstone of the Bold Group for drawing all this together) -
SRA Consultations: The new SRA Handbook: This consultation is the last opportunity for comments on the SRA's new Handbook which will underpin the regulation of solicitors and law firms from October 2011. This paper provides more detail on the regulatory framework for both traditional law firms and Alternative Business Structures. Ends - 13 January 2011
Future Client Financial Protection arrangements: Comments are invited on proposals for amendments to client financial protection arrangements from October 2011. These proposals follow on from the independent review of the current client financial protection arrangements undertaken for us by Charles River Associates. Ends - 28 February 2011
Sole Practice: Modernising Authorisation: The proposal is to bring the process for authorising sole practitioner law firms in line with the way in which all other firms will be authorised. Ends—8 March 2011
Legal Services Board Consultations: Referral fees, referral arrangements and fee sharing: Ends – 22nd December 2010
ABS (Alternative Business Structures for providing legal services) consultation - Further rules regarding licensed bodies: Ends - 21st February 2011
Ministry of Justice PII: Proposals for the Reform of Legal Aid in England and Wales: This consultation seeks views on proposals for reform of legal aid in England and Wales. One option is to use client account interest to help bolster the Legal Aid Fund. Ends – 14th February 2011
The Law Society PII Guide: The fourth edition of Insurance Matters, a free bulletin on solicitors' professional indemnity insurance (PII), can be downloaded: http://www.lawsociety.org.uk/new/documents/2010/insurancematters4.pdf - It includes articles on the outcome of the 2010 renewal process, conveyancing fraud, and risk management.
Changes to the CML Lenders' Handbook
The Council of Mortgage Lenders updated the Lenders' Handbook on 1 December: The changes affecting solicitors include:
• new requirements where the solicitor acting for the lender is not familiar with the seller's solicitors
• lenders can stipulate whether they require notification of the name and address of the sellers
http://www.cml.org.uk/cml/handbook/amendments
Lawyers need to be ready for this future. Whether it is an improvement remains to be seen
SRA Consultations: The new SRA Handbook: This consultation is the last opportunity for comments on the SRA's new Handbook which will underpin the regulation of solicitors and law firms from October 2011. This paper provides more detail on the regulatory framework for both traditional law firms and Alternative Business Structures. Ends - 13 January 2011
Future Client Financial Protection arrangements: Comments are invited on proposals for amendments to client financial protection arrangements from October 2011. These proposals follow on from the independent review of the current client financial protection arrangements undertaken for us by Charles River Associates. Ends - 28 February 2011
Sole Practice: Modernising Authorisation: The proposal is to bring the process for authorising sole practitioner law firms in line with the way in which all other firms will be authorised. Ends—8 March 2011
Legal Services Board Consultations: Referral fees, referral arrangements and fee sharing: Ends – 22nd December 2010
ABS (Alternative Business Structures for providing legal services) consultation - Further rules regarding licensed bodies: Ends - 21st February 2011
Ministry of Justice PII: Proposals for the Reform of Legal Aid in England and Wales: This consultation seeks views on proposals for reform of legal aid in England and Wales. One option is to use client account interest to help bolster the Legal Aid Fund. Ends – 14th February 2011
The Law Society PII Guide: The fourth edition of Insurance Matters, a free bulletin on solicitors' professional indemnity insurance (PII), can be downloaded: http://www.lawsociety.org.uk/new/documents/2010/insurancematters4.pdf - It includes articles on the outcome of the 2010 renewal process, conveyancing fraud, and risk management.
Changes to the CML Lenders' Handbook
The Council of Mortgage Lenders updated the Lenders' Handbook on 1 December: The changes affecting solicitors include:
• new requirements where the solicitor acting for the lender is not familiar with the seller's solicitors
• lenders can stipulate whether they require notification of the name and address of the sellers
http://www.cml.org.uk/cml/handbook/amendments
Lawyers need to be ready for this future. Whether it is an improvement remains to be seen
Thursday, 2 December 2010
Deep and crisp and even
I cannot let the snowfall pass without at least one blog
There was plenty of snow overnight, resulting in a good 5 or 6 inches on the ground this morning. Though the side roads have been ploughed overnight, I do not expect any of my staff who drive to work to get in. That leaves Anne (my wife and office manager) and me, who both walk to work, to staff the office today.
That's not a problem: with no post or Document Exchange deliveries (it's the snow, you know), we are only dealing with phone calls and emails - and catching up on "back office" stuff such as planning my new website - details soon - and revising my terms of business
However, I was a tad upset when Anne commented, "It's lucky we can walk to work" - It's not luck: we planned for this; it's why we moved office from Cranbrook to Tenterden: so we do not have to use the car daily and so we can walk to work!
I love it when a plan comes together - but I'm looking forward to things getting back to normal
There was plenty of snow overnight, resulting in a good 5 or 6 inches on the ground this morning. Though the side roads have been ploughed overnight, I do not expect any of my staff who drive to work to get in. That leaves Anne (my wife and office manager) and me, who both walk to work, to staff the office today.
That's not a problem: with no post or Document Exchange deliveries (it's the snow, you know), we are only dealing with phone calls and emails - and catching up on "back office" stuff such as planning my new website - details soon - and revising my terms of business
However, I was a tad upset when Anne commented, "It's lucky we can walk to work" - It's not luck: we planned for this; it's why we moved office from Cranbrook to Tenterden: so we do not have to use the car daily and so we can walk to work!
I love it when a plan comes together - but I'm looking forward to things getting back to normal
Wednesday, 1 December 2010
A word of warning
Negotiating on legal fees - a word of warning.
For the lawyer, the actual fees are only a small part of the relationship. More important, usually, is the lawyer's perception of the value the client places on his or her services. If the lawyer feels undervalued, they will be demotivated and therefore less efficient.
Don't negotiate resentment into the relationship!
Sunday, 21 November 2010
Quality standards?
Research by the Consumer Panel - which advises the Legal Services Board, the regulator of lawyers - finds that "consumers assume all lawyers are technically competent and are subject to more regulatory controls than is the case. This means that quality considerations do not strongly influence consumers' choice of lawyers and people erroneously consider that all legal services are of proven standard."
Apparently, despite a proliferation of quality badges for lawyers, consumers do not use or want quality marks in legal services.
The LSB's reaction to this seems to be to propose yet another layer of regulation for an already heavily regulated sector.
Seems to me it would be better to educate the public that all lawyers are *not* the same - some are better than others, and it is better to make a choice based on experience or a genuine informed recommendation - rather than taking up the referral from the estate agent who is paid by the lawyer to make that referral
Still, I know I am a voice crying in the wilderness. Why on earth should a regulatory body resist the urge to gather more work to itself? It makes one wonder, though ...
Apparently, despite a proliferation of quality badges for lawyers, consumers do not use or want quality marks in legal services.
The LSB's reaction to this seems to be to propose yet another layer of regulation for an already heavily regulated sector.
Seems to me it would be better to educate the public that all lawyers are *not* the same - some are better than others, and it is better to make a choice based on experience or a genuine informed recommendation - rather than taking up the referral from the estate agent who is paid by the lawyer to make that referral
Still, I know I am a voice crying in the wilderness. Why on earth should a regulatory body resist the urge to gather more work to itself? It makes one wonder, though ...
Tuesday, 8 June 2010
Another HomeMove forum query
In case it is of general interest, here is another query, and my reply, on the homemove.co.uk legal forum
The query:
Please help! conversion of house to flats and existing mortgage lender rules
Hello,
I'm tied in for 2 years into existing 230k mortgage on a house valued at 500k. Repayment penalty of 5%. That I've come to terms with.
I am getting planning permission to make into two flats to sell flat 1 and live in flat 2. Flat 1 worth 280k on sale and flat 2 worth 350k.
Therefore I pay off my mortgage or keep or take out a small one. I have a loan from my parents for the conversion.
Problem is I've found out I should tell my mortgage company. It says any building work have to tell. When should I and Will they say no? Presumably on making a lease the mortgage company finds out anyway on release of title deeds. I won't have the capital to pay off existing loan till sale and also very wary of idea of bridging loan at high interest rates.
Worried if I go ahead and build then the mortgage company might cause me problems. Is there any negotiation I can do? When I speak to my conveyancing solicitor what should he do? He suggested writing to my company but I'm worried it'll write off my plans completely.
The whole idea is on sale of the flat I'll pay off mortgage anyway and already face a big redemption penalty anyway. They will make 10k from me on redemption penalty.
What do I do? Any advice???
Please help.
My reply:
There are two aspects here -
1: It is likely that, if the lender does agree to you carrying out the work, it will convert your loan to a commercial (higher) interest rate and may charge an arrangement fee and re-valuation fee; it really depends on the lender
2: The lender will be worried at the risk that, partway through the conversion, you run out of money and leave the job incomplete, devaluing the property as a whole - that is the usual reason for a blank refusal. The lender is more likely to agree to the project if you can demonstrate that you have planned and costed it professionally and that the work will be supervised properly. You will need inspections under the Building Regulations anyway. I suggest that, rather than get the local council to do these inspections, you employ an "approved inspector" to oversee the project as a whole as well as dealing with the Building Regs inspections.
Before you do anything, though, try to speak to someone sufficiently high up at your lender's to explain your plans and find out whether they might agree and, if they migght, what information, paperwork, etc, they want to be able to consider it properly
The query:
Please help! conversion of house to flats and existing mortgage lender rules
Hello,
I'm tied in for 2 years into existing 230k mortgage on a house valued at 500k. Repayment penalty of 5%. That I've come to terms with.
I am getting planning permission to make into two flats to sell flat 1 and live in flat 2. Flat 1 worth 280k on sale and flat 2 worth 350k.
Therefore I pay off my mortgage or keep or take out a small one. I have a loan from my parents for the conversion.
Problem is I've found out I should tell my mortgage company. It says any building work have to tell. When should I and Will they say no? Presumably on making a lease the mortgage company finds out anyway on release of title deeds. I won't have the capital to pay off existing loan till sale and also very wary of idea of bridging loan at high interest rates.
Worried if I go ahead and build then the mortgage company might cause me problems. Is there any negotiation I can do? When I speak to my conveyancing solicitor what should he do? He suggested writing to my company but I'm worried it'll write off my plans completely.
The whole idea is on sale of the flat I'll pay off mortgage anyway and already face a big redemption penalty anyway. They will make 10k from me on redemption penalty.
What do I do? Any advice???
Please help.
My reply:
There are two aspects here -
1: It is likely that, if the lender does agree to you carrying out the work, it will convert your loan to a commercial (higher) interest rate and may charge an arrangement fee and re-valuation fee; it really depends on the lender
2: The lender will be worried at the risk that, partway through the conversion, you run out of money and leave the job incomplete, devaluing the property as a whole - that is the usual reason for a blank refusal. The lender is more likely to agree to the project if you can demonstrate that you have planned and costed it professionally and that the work will be supervised properly. You will need inspections under the Building Regulations anyway. I suggest that, rather than get the local council to do these inspections, you employ an "approved inspector" to oversee the project as a whole as well as dealing with the Building Regs inspections.
Before you do anything, though, try to speak to someone sufficiently high up at your lender's to explain your plans and find out whether they might agree and, if they migght, what information, paperwork, etc, they want to be able to consider it properly
Subscribe to:
Posts (Atom)
Posts
