Am I correct in assuming that the fact that my conveyancer in Moston is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 Moston conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I am in the process of refinancing my property in Moston, does my lawyer have to be on the Aldermore Conveyancing panel?
There is nothing to stop you using your solicitor, but Aldermore will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I completed on my house on 12 July and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Moston expressed confidence that it would be concluded inside ten days. Are transfers in Moston particularly slow to register?
There is nothing unique when it comes to conveyancing in Moston registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to the party submitting the application, whether there are errors and if the Land registry must send notices to any third parties. As of today in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be protracted delays. Historically registration is effected once the buyer has moved in to the property so registration formalities is not always primary concern yet where there is a degree of urgency associated with the registration then you or your lawyers could speak with the land registry and explain the circumstances.
Due to the encouragement of my in-laws I had a survey completed on a property in Moston before retaining lawyers. I have been informed that there is a flying freehold element to the property. My surveyor has said that some lenders tend refuse to give a loan on such a premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you e-mail us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Moston. Conveyancing will be smoother if you use a solicitor in Moston especially if they are familiar with such properties in Moston.
I have been sourcing a conveyancing solicitor in Moston for my remortgage. Is it possible to review a firm’s complaints history with the legal regulator?
Anyone may see presented Solicitor Regulator Association (SRA) determinations stemming from investigations started on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may monitor call for training requirements.
What type of premises does your Moston conveyancing quotes apply to?
Our conveyancing quotes are only applicable to standard residential property in England & Wales. Where you have any different requirements for example industrial or agricultural property or commercial conveyancing in Moston do telephone us to address this further .