Is the fact that my solicitor in Hope is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of his work?
That would more than likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. If you are concerned you should simply call the Hope conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
My Conveyancer in Hope is not on the Clydesdale Solicitor Panel. Is it possible for me to use my prefered solicitor even though they are excluded from the Clydesdale panel?
Your options are as follows:
- Carry on with your existing Hope lawyers but Clydesdale will need to use a conveyancer on their list of acceptable firms. This will inevitably rack up the overall legal fees as well as cause delays.
- Choose a new solicitor to to deal with the conveyancing, obviously checking they are on the Clydesdale panel
What does a local search tell me concerning the property I am purchasing in Hope?
Hope conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Xpress Legal The local search is essential in every Hope conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Despite weeks of looking the Title Certificate and documents to my house are lost. The conveyancers who handled the conveyancing in Hope 10 years ago no longer exist. Will I be able to sell the house?
Gone are the days when you need to hold title original deeds to evidence that you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Hope differ for new build properties?
Most buyers of new build premises in Hope approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Hope tend to purchase 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 property lawyers 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 Hope or who has acted in the same development.
What is the reason for my solicitor requiring a list of items of ID ahead of starting my conveyancing in Hope?
Hope conveyancers are required by the Law Society, SRA, the Land Registry and current Money Laundering legislation to certify that the have checked the identity of their clients. It is also sometimes a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, national insurance number and date of birth.