Is the fact that my solicitor in Lancaster is not on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a 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) lack 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 Lancaster conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
My lender has recommended a law firm on their panel based in Lancaster but I would rather instruct a conveyancing lawyer in Lancaster or nearer to where I live. Are you able to help?
The minority of Lancaster conveyancing firms are listed all lender’s conveyancing panel. Please make the most of our search tool to choose a Lancaster conveyancing firm on the on the lender panel.
We expect to receive a AIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Lancaster solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Lancaster solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
My wife and I are in the process of looking at houses in Lancaster and I am about to put in an offer. Should I already have a property lawyer in place at this point? I intend to finance via a home loan with Leeds Building Society.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are taking out a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
I have decided to exercise my right to buy my property in Lancaster off the council. I have a mortgage offer with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
I used Arc property Solicitors several years ago for my conveyancing in Lancaster. I now require my papers however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lancaster of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Lancaster is the location of the property. Is there any advice you can impart?
Flying freeholds in Lancaster are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lancaster you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lancaster may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In my capacity as executor for the will of my grandfather I am selling a residence in Swansea but I am based in Lancaster. My conveyancer (based 260 miles awayhas requested that I sign a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Lancaster to attest this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Lancaster based