Am I correct in assuming that the fact that my solicitor in Burslem is not listed on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Burslem conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Would the conveyancing lawyers that you recommend handle attended exchange conveyancing in Burslem?
There are a few conveyancing specialists who can conduct one day exchanges. Do call us to receive a conveyancing quote and details as to availability.
It is is a decade since I bought my property in Burslem. Conveyancing lawyers have just been retained on the sale but I can't track down the deeds. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be with the mortgage company or they may be in the possession of the solicitor who oversaw your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Burslem relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
I had intended to instruct a property lawyer in Burslem for our home move. Our broker informed us that our bank Clydesdale won't deal with them. Surely this is unduly restrictive?
Before the recession most banks had an appetite for risk which was higher than today. Almost all Burslem conveyancing firms would have been on most mortgage company panels. The FSA in 2010 carried out a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms relating to their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum amount of transactions. Many Burslem conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Burslem is one of the hundreds of areas where the solicitors we recommend are on the panel for Clydesdale.
I am intent on selling our property in Burslem and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Burslem lawyer would know this is not the case. It does beg the question why the buyers are using a web based conveyancing practice rather than a conveyancing solicitor in Burslem. We have lived in Burslem for 5 years we know of no issue. Do we contact our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
How does conveyancing in Burslem differ for new build properties?
Most buyers of new build residence in Burslem approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Burslem usually acquire the site, 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 property lawyers 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 used to new build conveyancing in Burslem or who has acted in the same development.