Am I correct in assuming that the fact that my conveyancer in Melling is not on my mortgage company's solicitor panel that there is a problem with the standard of his work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly 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) 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. If you are concerned you should simply call the Melling conveyancing firm and ask them why they are no longer on the approved list for your bank.
Can I use your services to locate a Conveyancing solicitor in Melling even where I’m not buying or disposing of a house, for instance where I intend to buy a shop in Melling with a loan from Leeds Building Society?
The service is mainly utilised to select residential conveyancing solicitors in Melling but we have listed at the bottom of this page some Melling commercial conveyancing firms. You will need to speak with the solicitors directly to establish if they can also act for Leeds Building Society
When reviewing moneysavingexpert.com for a conveyancing lawyer in Melling, many say that I must use 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 the standard covers numerous firms who perform conveyancing in Melling.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Melling is the location of the property. Is there any advice you can impart?
Flying freeholds in Melling are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Melling you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Melling may ascertain 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 premises.
I need to instruct a conveyancing solicitor in Melling for my sale. Is there any facility to review a firm’s complaints history with the legal regulator?
Anyone may search for presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator may recorded call for training reasons.
My aunt completed her conveyancing in Melling in 2008. She has been married, divorced and is now remarried. She intends to market the house next summer. I suspect that she will simply be requested to supply copies of her marriage papers to the solicitor however she is worried it will hold up the conveyancing. Should she appoint a conveyancer to update the title documents for the property?
The is no need to bring up to date the title for the property as long as you have the evidence required to show how the change of name resulted.
Any buyer’s property lawyer should check the land registry entries and ask for evidence to establish the change of name for instance marriage certificates.