Is the fact that my solicitor in Liss 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 a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% 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 simply call the Liss conveyancing practice and ask them why they are no longer on the approved list for your bank.
We are planning to acquire a property and require a conveyancing solicitor in Liss who is on the Co-operative solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Liss.
My friend recommended that where I am purchasing in Liss I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Liss conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Liss around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Liss Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Liss Education with maps and statistics, Local Amenities and other useful information regarding Liss.
I opted to have a survey completed on a house in Liss in advance of instructing solicitors. I have been told that there is a flying freehold element to the property. My surveyor advised that some mortgage companies will refuse to grant a loan on such a house.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. Should you wish to telephone us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Liss. Conveyancing may be slightly more expensive based on your lender's requirements.
My partner has recommend that I instruct his conveyancers in Liss. Do I follow his recommendation?
No doubt it’s preferable to find a conveyancing lawyer is to have guidance from friends or family who have actually previously instructed the firm that you are are thinking of instructing.
My work colleague mentioned that when selecting a conveyancing solicitors they need approved by your lender. This is my first house move but I have an AIP via Nat West Bank and I already have a bricks and morter conveyancing lawyer in Liss at the ready. Will HSBC require an approved lawyer to be used? If so, where do I find that list for my conveyancing in Liss?
You should use a solicitor that is on the HSBC panel. The simplest thing to do is call your chosen Liss conveyancing lawyer to check if they are on the HSBC panel. If they are not on the panel you have a number of alternatives available to you here:
- Carry on with your preferred Liss solicitor but HSBC will need to instruct a conveyancing practitioner on their conveyancing panel. The net impact is additional charges and potential delay.
- Appoint a new conveyancing practitioner to act in the purchase, obviously checking they are on the HSBC conveyancing panel.
- Convince your conveyancer to attempt to join the lender panel.