Am I correct in assuming that the fact that my solicitor in Doncaster is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent 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) low volume 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 Doncaster conveyancing practice and enquire why they are no longer on the approved list for your bank.
What is the first thing I need to know concerning purchase conveyancing in Doncaster?
You may not hear this from too many lawyers but conveyancing in Doncaster and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and others involved in the house moving process. For instance, the vendor, property agent and sometimes your mortgage company. Appointing a law firm for your conveyancing in Doncaster is a critical decision as your conveyancer is your adviser, and is the ONLY person in the process whose interest is to protect your legal interests and to protect you.
Every so often a potential adversary may try and sway you that you should follow their advice. For instance, the selling agent may claim to be assisting by suggesting your solicitor is dragging his heels. Or your financial adviser may tell you to do something that is against your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
The Doncaster conveyancing lawyers that just started acting on my house acquisition in Doncaster have suddenly closed. I only went with them because I needed a solicitor on the Aldermore conveyancing panel and my preferred Doncaster lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
I require quick conveyancing in Doncaster as I am under pressure to sign on the dotted line within one month. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at liberty not to have searches conducted although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in Doncaster the following are examples of issues that can appear and adversely affect future saleability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...
The deeds to my home can not be found. The conveyancers who did the conveyancing in Doncaster 4 years ago no longer exist. Will I be able to sell the house?
As long as you have a registered title the details of your ownership will be documented by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, find your property and get current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
I am a sole trader planning to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering competitive costs for non-domestic conveyancing in Doncaster for under 1500k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Doncaster, including the disposal and purchase of businesses as well as simply property. Whether you are looking to purchase or lease a shop, pub, restaurant, office, retail unit or a whole business we can find you the right solicitor. Regarding the charges this will depend on the structure and complexity of the deal. Please provide us with your details or call so as to enable us to furnish you with a detailed commercial conveyancing quote.