Am I correct in assuming that the fact that my conveyancer in Newham is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. 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) 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 contact the Newham conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
It is is a decade since I bought my home in Newham. Conveyancing solicitors have now been retained on the sale but I can't find the title deeds. Will this cause complications?
Don’t worry too much. First there is a chance that the deeds will be kept by the lender or they may be in the possession of the conveyancers who acted in your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Newham involves registered property but in the rare situation where your property is unregistered it is more of a problem but is resolvable.
We are selling our property in Newham and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Newham. We have lived in Newham for many years we know that this is a non issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
four months have gone by since my purchase conveyancing in Newham completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm converting the mortgage on my existing house to a buy to let mortgage with Chelsea Building Society and intend to use the remaining equity as a down payment on another house. The neighborhood we are interested in is Newham. Will your conveyancers be able to act for both sets of lenders and tie in the transactions?
Make use of our comparison tool on this site to check that the solicitors are approved by both mortgage companies. Assuming that they are your solicitor will be able to tie up the two conveyancing matters but you should talk with you solicitor and communicate your desired outcome and needs.
I am 18 days into a leasehold purchase having been referred to solicitors by the high street agent to do our conveyancing in Newham. I am am very dissatisfied with the level of service. Could you you assist me in finding new conveyancers?
A lawyer would have to be very poor in order to consider replacing them. Has the mortgage offer been generated? If so you must inform them of the new contact details and ensure the mortgage documents are re-sent. Your solicitor ideally needs to be on the banks approved list to avoid added expenses and complications. So that should be your first question of the new conveyancers. Our search tool will assist you in finding a lender approved lawyer for your conveyancing in Newham