Am I correct in assuming that the fact that my solicitor in Kirkstall is not identified on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of reasonable 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 solicitor 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 contact the Kirkstall conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I need some expedited conveyancing in Kirkstall as I am faced with pressure to complete inside one month. A home loan is not required. Can I decline from having conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at free not to do searches although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Kirkstall the following are instances of issues that can be revealed and adversely impact future mortgageability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...
I own a 4 bedroom Edwardian house in Kirkstall. Conveyancing practitioner represented me and Virgin Money. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Virgin Money to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be 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 Kirkstall and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing practitioner who carried out the work.
Do I need to be concerned that estate agents that I am dealing with are suggesting a factory type conveyancing firm as opposed to a High Street Kirkstall conveyancing firm?
As with many service providers, often recommendations from family and friends can be very helpful. Nevertheless there are many players in a conveyancing deal; estate agents, financial adviser and mortgage companies may recommend conveyancers to use. On occasion these solicitors might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the endorsement. You are free to select your own conveyancer. You need to be aware that many mortgage providers have an approved list of conveyancers you are obliged to use for the mortgage related work in your home move.
I am using a search engine for the words cheap conveyancing in Kirkstall it shows results of numerous solicitorsin the area. How do I determine which is the suitable conveyancer for me?
The best way of seeking the right conveyancer is through a trusted testimonial, so seek the guidance of friends and family who have bought a property in Kirkstall or the respected estate agent or financial adviser. Fees for conveyancing in Kirkstall vary, so it's advisable to request a minimum of three fee calculations from different solicitors. Dont forget to clarify that the fees are fixed.
Our conveyancing solicitor in Kirkstall has requested from me identification documents stating that this is part of his retainer as a conveyancer on the mortgage company Solicitor panel. Is this right?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not specific to conveyancing in Kirkstall