Am I correct in assuming that the fact that my conveyancer in Clapton is not on my mortgage company's solicitor panel that there is a problem with the standard of his work?
That would more than likely be an incorrect assumption to make. 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 top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Clapton conveyancing firm and enquire why they are no longer on the approved list for your lender.
At what point can the exchange of contracts occur in sale conveyancing in Clapton and do I need to attend the solicitors office?
If you are in close proximity to one of the conveyancing solicitors in Clapton you are invited in to sign documents. However, the lender approved solicitors we recommend offer countrywide coverage for conveyancing and give as equally diligent and professional a job for you when communicating with you by post or email. The executing of the property agreement is not the critical part. Signing on the dotted line is necessary for the firm to exchange contracts at the suitable time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Clapton)to be in the office available at the end of the phone to exchange contracts.
What happens if my solicitor is expelled from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Clapton?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Should commercial conveyancing searches reveal planned roadworks that could affect a commercial property in Clapton?
Its becoming the norm that commercial conveyancing solicitors in Clapton will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Clapton. The report sets out definitive data 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 Clapton.
For each commercial conveyancing transaction in Clapton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Clapton commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Clapton.
The deeds to my house can not be found. The conveyancers who dealt with the conveyancing in Clapton 10 years ago no longer exist. What are my options?
You no longer need to have the physical official documentation to establish that you own the land or property, as the Land Registry have everything they need in a digital format.
Should I be suspicious by third parties that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a local Clapton conveyancing firm?
As with lots of service providers, often recommendations from relatives can be worth their weight in gold. But there are many players in a conveyancing transaction; estate agents, financial adviser and banks might all put forward lawyers to instruct. On occasion the lawyers might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the recommendation. You are free to appoint your preferred conveyancer. Don't forget that the majority of lenders specify a panel list of solicitors you have to use for the mortgage related work in your conveyancing.