Is the fact that my solicitor in Helston is not on my bank's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
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 indicated 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) 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. Should you be concerned you should contact the Helston conveyancing practice and enquire why they are no longer on the approved list for your bank.
My brother-in-law has suggested I instruct a conveyancing solicitor in Helston. I I would like to check whether they are accepted on the Bank of Ireland conveyancing panel. Could you or the lender confirm if they are on the panel?
The first thing you should do is phone the solicitor and ask them whether they can act for the lender. Otherwise please call Bank of Ireland who may be able to confirm.
A colleague recommended that where I am purchasing in Helston I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Helston conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Helston around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Helston Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data regarding Helston.
My wife and I purchased a 4 bedroom Georgian house in Helston. Conveyancing practitioner acted for me and Britannia. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Helston and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing practitioner who carried out the work.
How does conveyancing in Helston differ for newly converted properties?
Most buyers of new build premises in Helston contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Helston usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Helston or who has acted in the same development.
Am I right to be suspicious by brokers that I am dealing with are recommending a nationwide conveyancing firm as opposed to a High Street Helston conveyancing practice?
As with many service providers, often input from family and friends can be very helpful. But there are many players in a conveyancing deal; estate agents, financial adviser and banks might all suggest conveyancers to select. On occasion the solicitors might be known to one of the organisations as experts in their field, but sometimes there exists a commercial relationship behind the endorsement. You are at liberty to choose your preferred conveyancer. However, bear in mind that some lenders operate an approved list of lawyers you must use for the mortgage related work in your home move.