Am I correct in assuming that the fact that my solicitor in Alnmouth is not identified on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of 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 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. Should you be concerned you should simply call the Alnmouth conveyancing firm and ask them why they are no longer on the approved list for your lender.
We are downsizing from our property in Alnmouth and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in Alnmouth. Having lived in Alnmouth for 4 years we know that this is a non issue. Do we contact our local Authority to seek confirmation need.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I have recentlybeen informed that Stirling Law have been shut down. They carried out my conveyancing in Alnmouth for a purchase of a freehold house 9 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The quickest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Alnmouth conveyancing specialists.
How does conveyancing in Alnmouth differ for newly converted properties?
Most buyers of new build or newly converted property in Alnmouth approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is constructed. This is because house builders in Alnmouth typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Alnmouth or who has acted in the same development.
Is it best to appoint a Alnmouth conveyancing lawyer based in the location that I am buying? I have an old university friend who can conduct the legal work however his firm is located 200miles drive away.
The primary upside of using a high street Alnmouth conveyancing firm is that you can visit the firm to sign paperwork, present your ID and apply pressure on them if necessary. They will also have local insight which is a plus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and on the whole were happy that must outweigh using an unknown Alnmouth conveyancing lawyer solely due to them being Alnmouth based.
My wife and I have just become aware that one of the directors of the solicitors handling the purchase conveyancing in Alnmouth is a relative of the seller. Is this permitted?
On the basis that no conflict arises this should be fine. If you are obtaining mortgage finance then the bank may have a say as many mortgage companies have specific instructions on this. For example for Nationwide Building Society as of 12/11/2024, the requirements read as follows :