Am I correct in assuming that the fact that my solicitor in North End is not identified on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 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) 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 North End conveyancing firm and enquire why they are no longer on the approved list for your bank.
Can conveyancing in North End to be completed in less than two weeks?
First, If you are under a tight deadline to complete we would recommend that your solicitor is familiar with the area as they will make use of local contacts and intelligence. It is possible that they would have transacted previoushomes in the same street. Therefore consider using a North End conveyancing solicitor. In addition, be sure that the lawyer is on the member panel. It is claimed that 18% of North End conveyancing transactions are held up or derailed after finding out that a buyer’s solicitor was not on their banks member panel. In many cases this discovery resulted in the legal process being delayed by as much as three weeks. It is understood that this issue impacts in the region of one hundred thousand home sales every year. Many North End conveyancing practices can not act for certain mortgage companies so do check at the outset.
Have just purchased a probate house at auction in North End. Conveyancing is needed. What happens now?
Given that you are now exchanged you must choose a conveyancing solicitor soon as you will have a tight a drop dead date to complete the transaction. Every auction property will ordinarily have a corresponding auction set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You need to pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.
Are all North End Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?
A selection of banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
The formalities of my remortgage has taken place for my property in North End. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I have justdiscovered that Arc property Solicitors have closed. They conducted my conveyancing in North End for a purchase of a leasehold flat 9 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The easiest way to check if the premises is in your name, you can make 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 North End conveyancing specialists.
About to purchase a new build apartment in North End. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in North End
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Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
My husband and I are novice buyers - had an offer accepted, but the agent has warned us that the owners will only move forward if we use the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in North End
We suspect that the seller is not behind this requirement. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Speak to the vendors direct and make sure they understand (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you will continue to use your own,trusted North End conveyancing lawyers - as opposed tothose that will earn their estate agent a commission or meet his conveyancing thresholds pre-set by senior management.