Is the fact that my solicitor in Emerson Park is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable 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. Where you are concerned you should simply call the Emerson Park conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Finally the sale completed on my house in Emerson Park last May but the buyer keeps e-mailing every few hours to moan that their conveyancer needs to hear from mine. What should my lawyer have done now that I have sold?
Following your disposal your conveyancer is committed to deliver the transfer deeds and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your conveyancer should also send confirmation that the legal charge in favour of the lender has been discharged to the buyers conveyancers. There are no post completion tasks just for conveyancing in Emerson Park.
The Emerson Park conveyancing lawyers that just started acting on my house acquisition in Emerson Park have without warning closed. I only went with them because I needed a firm on the Co-operative conveyancing panel and my preferred Emerson Park lawyer was not. I paid them funds on account. What should be my next steps?
If you have an estate agent involved then inform them straight away 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 should appoint new lawyers that are on the Co-operative 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 lawyers may be able to assist.
2 months have elapsed following my purchase conveyancing in Emerson Park concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the advice of my in-laws I had a survey completed on a house in Emerson Park in advance of retaining conveyancers. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies may not grant a loan on such a home.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Emerson Park. Conveyancing will be smoother if you use a solicitor in Emerson Park especially if they regularly deal with such properties in Emerson Park.
Should I be concerned that third parties that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a High Street Emerson Park conveyancing firm?
As with lots of professional services, often input from connections can be worth their weight in gold. But there are many players in a conveyancing transaction; estate agents, mortgage brokers and banks may suggest solicitors to choose. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You have the discretion to select your own lawyer. You need to be aware that many mortgage providers specify a panel list of solicitors you have to use for the mortgage aspect of your conveyancing.