Am I correct in assuming that the fact that my solicitor in East Bedfont is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent 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) 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. Should you be concerned you should simply call the East Bedfont conveyancing firm and enquire why they are no longer on the approved list for your bank.
My wife and I have just purchased a property in East Bedfont. We have since encountered a number of problems with the house which we consider were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been conducted for conveyancing in East Bedfont?
The question is vague as to the nature of the problems and if they are relate to conveyancing in East Bedfont. Conveyancing searches and due diligence initiated as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller completes a questionnaire known as a SPIF. answers proves to be misleading, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in East Bedfont.
Various online forums that I have come across warn that are a common cause of hinderance in East Bedfont house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in East Bedfont.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who dealt with the conveyancing in East Bedfont 5 years ago no longer exist. What do I do?
Gone are the days when you need to have the physical deeds to evidence that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
I need to instruct a conveyancing solicitor in East Bedfont for my purchase. Can I review a firm’s complaints history with the legal regulator?
Anyone can review presented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training reasons.
Are East Bedfont conveyancing solicitors duty bound by the Law Society to issue clear conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in East Bedfont or across England and Wales.