Am I correct in assuming that the fact that my solicitor in Langley is not listed on my bank's solicitor panel that there is a problem with the standard of his work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a 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) 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 simply call the Langley conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
We see that you have a search directory identifying firms on the Lloyds conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Langley?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Langley.
Having spent time looking at moneysavingexpert.com for an affordable solicitor in Langley, most post that I must look for a CQS assured solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing procedures via the scheme protocol Membership includes many companies who execute conveyancing in Langley.
I have recentlybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Langley for a purchase of a freehold house 18 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest method to check if the property is in your name, you can carry out 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 Langley conveyancing specialists.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Langley is where the house is located. Is there any advice you can impart?
Flying freeholds in Langley are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Langley you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Langley 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.
I am expecting to exchange buying a property in Langley but as a consequence of wreckage from the recent storms I have agreed compensation from the current proprietors of five thousand pounds in the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process yet my bank will not permit this. Why were they approached?
Your property lawyer listed on a lender conveyancing panel is duty bound to advise the lender of any amendments to the purchase price. In the event that you were to refuse your conveyancer to disclose the price change to your lender then they would have to disinstructing themselves from representing you and the bank.