Is the fact that my conveyancer in Fakenham is not on my lender's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 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) 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 contact the Fakenham conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
After weeks of negotiation I have agreed a price on a house in Fakenham. My mortgage broker suggested a conveyancer. I paid an advanced payment of £200. A couple of days later, the conveyancer called me embarrassingly acknowledging that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being pedantic. The Fakenham solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have instructed a Fakenham solicitor having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Fakenham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Do commercial conveyancing searches disclose impending roadworks that may affect a commercial property in Fakenham?
Many commercial conveyancing solicitors in Fakenham will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Fakenham. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Fakenham.
For every commercial conveyancing transaction in Fakenham it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Fakenham commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Fakenham.
I have recentlybecome aware that Action Conveyancing have closed. They carried out my conveyancing in Fakenham for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is not still registered in the name of the former proprietor?
The quickest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Fakenham conveyancing specialists.
I need to instruct a conveyancing solicitor for remortgage conveyancing in Fakenham. I have chance upon a site which appears to be the perfect offering If it is possible to get all this stuff completed via email that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have chosen a Fakenham conveyancing solicitor for our home move (novice purchasers) and have picked up in the Ts and Cs that they are not regulated by the FCA. Am I right to be worried or is that the norm with conveyancer?
We can't see why they should be. Most solicitor don't lend money. They should be governed by the Solicitors Regulation Authority, who set strict conditions regulating amounts sitting by them.