Am I correct in assuming that the fact that my conveyancer in Accrington is not on my lender's solicitor panel that there is a problem with the standard of her work?
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 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) 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 Accrington conveyancing practice and enquire why they are no longer on the approved list for your bank.
How up to date is your search tool for Accrington conveyancing solicitors on the Virgin Money conveyancing panel? Do Virgin Money send you an updated list?
Accrington conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
is it true that all Accrington solicitor practices on the Yorkshire BS conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel and in such a situation the practice would be regulated by the Council of Licensed Conveyancers.
We are getting the release of further funds on our mortgage from Nottingham as we intend to conduct renovations to our house in Accrington. Do we need to select a nearby Accrington solicitor on the Nottingham conveyancing panel to handle the legals?
Nottingham would not normally require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Accrington lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Do I need to pay for insurance to protect me from financial exposure to chancel repairs when purchasing a property in Accrington?
Unless a previous purchase of the premises completed post 12 October 2013 you may expect solicitors carrying out conveyancing in Accrington to continue to advocate a chancel search and or chancel repair liability policy.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Accrington is the location of the property. What do you suggest?
Flying freeholds in Accrington are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Accrington you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Accrington may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
As co-executor for the will of my father I am selling a property in Cardiff but reside in Accrington. My solicitor (who is 250 miles from mehas requested that I execute a stat dec prior to completion. Can you recommend a conveyancing lawyer in Accrington to attest and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Accrington based