Is the fact that my solicitor in Alresford is not listed on my bank's conveyancing panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent 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) 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. Where you are concerned you should contact the Alresford conveyancing practice and enquire why they are no longer on the approved list for your bank.
Can the conveyancing lawyers via your comparison service handle attended exchange conveyancing in Alresford?
We do have a number of conveyancing experts carrying out 24hr exchanges. You should call us to receive a costs illustration and details as to availability.
I just bought a flat at auction in Alresford. Conveyancing is required. What is next?
Having legally bound yourself to purchase you should appoint a conveyancing practitioner as a matter of urgency as you are faced with a pending a fixed date to complete the deal. Every auction property will ordinarily have a corresponding legal set of papers. This will likely include evidence of title and search results. In the case of leasehold premises the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You must hand this to the conveyancer instructed by you as soon as possible. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
Can you help - my lawyer says that absentee landlord insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Alresford?
The right level of absentee landlord indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Barclays are being difficult. The Alresford solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A friend advised me that if I am buying in Alresford I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Alresford conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Alresford around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Alresford Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Alresford Education with plans and statistics, Local Amenities and other useful information concerning Alresford.
I have been sourcing a conveyancing practitioner in Alresford for my home move. Is it possible to see a solicitor's record with the profession’s regulator?
One may search for documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA may recorded call for training purposes.
My step-son is embarking on her first house purchase, the home loan was agreed last week in principle. One the offer was accepted on flat we contacted the bank to progress the mortgage application. I was shocked to hear that mortgage lenders do not accept all property lawyer, they have to be on a list, is this correct?
Mortgage Companies ordinarily restrict either the type or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Alresford property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.