I can't travel far from East Ham. I would like to know the logic why all East Ham conveyancing practitioners aren't automatically on all bank panels?
Banks tend to restrict either the type or the number of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that a firm is required to have two or more partners. As well as restricting the nature of firm, some banks made a decision to reduce the size of their panel they permit to represent them. You should note that building societies have no responsibility for the standard of service supplied by any East Ham solicitor on their approved list. Increases in mortgage fraud was a key driver in the reduction of conveyancing panels in the last decade even though there are conflicting views concerning whether solicitors sat at the center of that fraud. Statistics from HM Land Registry exposes that thousands of conveyancing practices only transact one or two conveyances annually. Those supporting conveyancing panel consolidation question why law firms deserve claim to be listed on a bank panel when it is apparent that conveyancing is not their speciality?
My brother and I have lately bought a house in East Ham. We have noticed several issues with the house which we suspect were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in East Ham?
The query is vague as to the nature of the problems and if they are relate to conveyancing in East Ham. Conveyancing searches and investigations initiated during the legal transfer of property are designed to help avoid problems. As part of the process, a property owner answers a document known as a Seller’s Property Information Form. If the information proves to be inaccurate, you may have a misrepresentation claim against the seller 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 Ham.
It is a dozen years since I purchased my home in East Ham. Conveyancing solicitors have now been retained on the sale but I am unable to track down the title deeds. Is this a problem?
Don’t worry too much. First the deeds may be with your lender or they may still be with the solicitor who acted in the purchase. Secondly in all probability the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in East Ham involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
When looking at consumer advice sites for an online lawyer in East Ham, most advise that I must look for a CQS assured solicitor. What is CQS?
East Ham Conveyancing Quality Scheme practices have obtained accreditation under the Law Society's Scheme (CQS) CQS was established to promote high standards in the home moving process. CQS enables home movers to recognise solicitor firms who provide a quality residential conveyancing. East Ham is one of locations in England and Wales in which CQS have offices. The scheme obliges law firms to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.
I used Stirling Law a few years past for my conveyancing in East Ham. Now, I need the documents however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in East Ham of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My father-in-law has urged me to use his lawyers for conveyancing in East Ham. Should I find my own property lawyer?
No doubt it’s preferable to choose a conveyancing practitioner is to get feedback from friends or family who have actually experience in using the firm you're contemplating using.