Is the fact that my conveyancer in Alcester is not listed on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Alcester conveyancing firm and enquire why they are no longer on the approved list for your bank.
My partner and I are buying our first house. The conveyancer has e-mailedto enquire if we want to purchase extra conveyancing searches. We are really unsure what's needed for conveyancing in Alcester
The range of Alcester conveyancing searches should be triggered based entirely on the property, the location, the probability of any of these risks, your familiarity of the locality and risks, your overall appetite to risk. What is important is that you adequately understand what information each search could supply. You may then decide if you personally think you need that search. Where you are unsure, ask the lawyer to guide you.
It is is a decade since I bought my house in Alcester. Conveyancing solicitors have recently been appointed on the sale but I can't track down my deeds. Is this a major issue?
You need not be too concerned. First the deeds may be with your lender or they could be in the possession of the conveyancers who handled your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Alcester involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
My husband and I decided to purchase a newly converted apartment in Alcester with a mortgage from Barclays Direct.We would like to retain our Alcester conveyancing lawyer but Barclays Direct informed us her practice is not listed on their "panel". We have to appoint a Barclays Direct panel lawyer or retain our high street solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Barclays Direct use our lawyer?
Unfortunately,no. The mortgage issued to you contains terms and conditions, one of which will be that solicitors will be on the Barclays Direct solicitor panel. in the past, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Barclays Direct
What will a local search inform me about the property we're purchasing in Alcester?
Alcester conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search is essential in every Alcester conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
The deeds to our home are lost. The solicitors who conducted the conveyancing in Alcester 4 years ago have long since closed. What are my next steps?
You no longer need to hold title deeds to evidence that you own the land or property, given that the Land Registry have everything they need in a digital format.