Is the fact that my conveyancer in Bishops Waltham is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her work?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 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 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 simply call the Bishops Waltham conveyancing firm and ask them why they are no longer on the approved list for your lender.
Our solicitor has uncovered a a legal deficiency with the lease for the flat we are purchasing in Bishops Waltham. The other side have suggested defective title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancer says that he must be satisfied that the mortgage company is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Do commercial conveyancing searches disclose proposed roadworks that could impact a commercial premises in Bishops Waltham?
Many commercial conveyancing solicitors in Bishops Waltham will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Bishops Waltham. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bishops Waltham.
For every commercial conveyancing transaction in Bishops Waltham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Bishops Waltham commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Bishops Waltham.
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who handled the conveyancing in Bishops Waltham 5 years ago have long since closed. What are my options?
Nowadays there are duplicates made of almost everything, and your conveyancer will know exactly where to find all the appropriate paperwork so you may buy or dispose of your house without any difficulty. Where copies can’t be located, your lawyer may be able to arrange cover in the form of insurance or indemnities against possible claims on your premises.
How does conveyancing in Bishops Waltham differ for new build properties?
Most buyers of new build or newly converted property in Bishops Waltham contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is constructed. This is because builders in Bishops Waltham usually purchase the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Bishops Waltham or who has acted in the same development.
I have been pointed in your direction by a few property agents in Bishops Waltham to locate a property lawyer on your site. What’s the financial inducement for Estate Agents to offer your lawyers over and above a competitor’s?
We don’t offer any commission for sending work our way. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.