Is the fact that my conveyancer in Bourne is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her work?
That is most likely an incorrect assumption to make. There are all sorts of perfectly 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 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 simply call the Bourne conveyancing practice and ask them why they are no longer on the approved list for your bank.
I am acquiring a house mortgage free in Bourne. I have lived for the last 20 years in Bourne. Conveyancing searches are a lot of money. As I know the road and vicinity very well must I have all the conveyancing searches?
Provided that you do not need a mortgage, then all but one or two of the Bourne conveyancing searches are at your discretion. Your solicitor will try and steer you, perhaps strongly, that you should have searches carried out, but she is duty bound to take that path of encouragement . One thing to consider; if you are likely to dispose of the house in the future, it will be of interest to your prospective buyer what the searches contain. On occasion premises with no practical issues can still throw up negative search results. A competent conveyancing solicitor in Bourne will be able to give you some constructive advice concerning this.
It is a dozen years since I purchased my home in Bourne. Conveyancing lawyers have just been retained on the sale but I am unable to find my title deeds. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be kept by your lender or they may still be with the lawyers who oversaw your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Bourne relates to registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.
I am purchasing a flat and need a conveyancing solicitor in Bourne who is on the Santander approved. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Santander in certain locations such as Bourne. We dont recommend any particular firm.
We are 18 days into a freehold purchase having been recommend to conveyancers by the high street agent to carry out the conveyancing in Bourne. I am not happy. Can you you assist me in finding new lawyers?
A lawyer would need to be very poor in order to consider diss instructing them. Has your mortgage offer been sent? In the event that it has you will need to advise them of the new solicitor and have the offer are issued to the new lawyers. Your new conveyancer should be on the lenders panel to avoid added charges and complications. That should be your starting point. The find a solicitor tool can assist you in finding a bank approved solicitor for your conveyancing in Bourne
Are there any apps to help find a Bourne conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 10miles to meet the lawyer.
You can use the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Bourne and you will see a number of lawyer located nearest Bourne. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.