Is the fact that my solicitor in Banwell is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That would most likely be a wrong assumption to make. There are plenty of 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 most common reasons for removal are: (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 Banwell conveyancing firm and ask them why they are no longer on the approved list for your bank.
It is is a decade since I bought my house in Banwell. Conveyancing lawyers have just been instructed on the sale but I am unable to locate the title documents. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be with the mortgage company or they may be archived with the lawyers who handled the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Banwell involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
Are all Banwell Conveyancing Quality Solicitors on the Barclays conveyancing panel?
Some major banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
I have decided to exercise my right to buy my property in Banwell off the council. I have a mortgage agreed with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I was told three weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Banwell is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Banwell is where the house is located. Can you shed any light on this issue?
Flying freeholds in Banwell are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Banwell you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Banwell may decide 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 premises.
What tools are available to locate a Banwell solicitor on the The Mortgage Works conveyancing panel? I am a keen cyclist and am willing to travel upto 20kilometers to meet the solicitor.
You can use the search on this website. Please select a bank and your location and you will see a number of Banwell conveyancing lawyers located nearest you. We have listed some Banwell conveyancing firms towards the end of this page and you can telephone them to verify if they are on the The Mortgage Works panel
We are in the process of purchasing a flat in Banwell. Can the solicitor have our purchase price confidential from the likes of Rightmove. How can this be done?
HM Land Registry as a matter of law obliged to disclose price paid data on a register of the title for residential properties nationwide including homes in Banwell. The Title Register is a public document, so HM Land Registry would be breaching their statutory duty if they did not allow access to the register.
In essence you can make a request of HMLR to hide the amount paid data but the answer will be a No.