Is the fact that my solicitor in Coniston is not identified on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent 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. Should you be concerned you should contact the Coniston conveyancing firm and ask them why they are no longer on the approved list for your bank.
Do banks and building societies provide you with an approved list of Coniston conveyancing solicitors? How do you know who is on the Lloyds conveyancing panel?
Coniston conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
I am considering applying for a Lloyds mortgage for purchase of a newly converted (under development) in Coniston with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds ?
There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am downsizing from our property in Coniston and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Coniston conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a web based conveyancing outfit as opposed to a conveyancing solicitor in Coniston. Having lived in Coniston for many years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You should 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 sickness)
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one round the corner in Coniston I like with open areas and railway links in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Coniston suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage the shortness of the lease will be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
Do online conveyancing organisations undertake everything a high street Coniston solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Coniston?
Where you choose an online conveyancer they should cover all the work your Coniston conveyancer will cover.