Am I correct in assuming that the fact that my solicitor in Ashington is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of his work?
That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 Ashington conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Are the Ashington conveyancing solicitors identified as being on the Nationwide conveyancing panel, together with their details provided by Nationwide?
Ashington conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
Various internet forums that I have visited warn that are the primary reason for delay in Ashington conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Ashington.
I acquired my home on 12 February and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Ashington said it will be concluded inside ten days. Are properties in Ashington uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Ashington registration formalities. As opposed to being determined by geographic area, timescales can vary depending on the party submitting the application, whether there are errors and if the Land registry must send notices to any interested persons or bodies. Currently in the region of three quarters of submission are fully dealt with in less than three weeks but occasionally there can be protracted delays. Historically registration is effected once the new owner is living at the premises thus post completion formalities is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.
I decided to have a survey carried out on a house in Ashington in advance of instructing solicitors. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some banks will refuse to give a loan on such a property.
It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. If you e-mail us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ashington. Conveyancing may be slightly more expensive based on your lender's requirements.
In my capacity as executor for the estate of my grandfather I am selling a house in Cardiff but live in Ashington. My lawyer (who is 235 kilometers from meneeds me to sign a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Ashington who can witness this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Ashington