Is the fact that my conveyancer in Henleaze is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable 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 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 contact the Henleaze conveyancing practice and enquire why they are no longer on the approved list for your lender.
Why do I have to pay up front for my conveyancing in Henleaze?
Where you are retaining lawyers for conveyancing in Henleaze your solicitor will request that you place them with funds to cover the the cost of the conveyancing searches. Ordinarily this is needed to cover the fees of the Local Authority Search. When the deposit is payable against the purchase price then this should be asked for immediately before contracts are exchanged. The closing balance that is due should be sent to your lawyer a few days prior to the completion date.
The Henleaze conveyancing firm that just started acting on my purchase in Henleaze have suddenly closed. I only went with them because I had to have a firm on the Barclays conveyancing panel and my preferred Henleaze 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 immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Barclays 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 solicitors should be in a position to help.
I have justfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Henleaze for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The quickest method 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 Henleaze conveyancing specialists.
Due to the encouragement of my in-laws I had a survey completed on a house in Henleaze prior to appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks may refuse to issue a loan on this type of home.
It depends who your proposed lender is. Santander has different instructions from Nationwide. If you contact us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Henleaze. Conveyancing may be slightly more expensive based on your lender's requirements.
In sourcing the world wide web for the phrase on line conveyancing in Henleaze it reveals numerous conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancing solicitor for purchase transaction?
The ideal way of finding a suitable conveyancer is through a trusted testimonial, so ask colleagues and family who have acquired a property in Henleaze or a respected estate agent or financial adviser. Costs for conveyancing in Henleaze vary, so it's a good idea to obtain a minimum of four fee estimates from varying types of law firms. Be sure to seek confirmation that the charges are assured not to to be inflated.