Is the fact that my conveyancer in Pimlico is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a 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) 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. Should you be concerned you should contact the Pimlico conveyancing firm and enquire why they are no longer on the approved list for your bank.
Last December we completed a house move in Pimlico. We have since encountered a number of issues with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been conducted for conveyancing in Pimlico?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Pimlico. Conveyancing searches and due diligence initiated during the buying process are designed to help avoid problems. As part of the legal transfer of property, a seller answers a document called a SPIF. If the information provided is incorrect, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Pimlico.
My fiance and I wish to acquire a 3 bedroom apartment in Pimlico with a loan from The Royal Bank of Scotland.We would like to retain our Pimlico conveyancing lawyer but The Royal Bank of Scotland informed us his firm is not on their "panel". It seems we are left with little choice but to instruct a The Royal Bank of Scotland panel firm or keep our high street solicitor and pay for a The Royal Bank of Scotland panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that The Royal Bank of Scotland use our lawyer?
No, not really. The home loan issued to you is subject to its terms and conditions, one of which will be that solicitors needs to be on the The Royal Bank of Scotland approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for The Royal Bank of Scotland
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a house in Pimlico? or I am told that there is an ancient law that could mean that homeowners residing in a parish church boundary may be liable to pay for maintenance towards the chancel within the church. Is this suitable for conveyancing in Pimlico?
Unless a prior acquisition of the premises took place after 12 October 2013 you may expect lawyers conducting conveyancing in Pimlico to continue to suggest a chancel search and or chancel repair liability policy.
I have recentlybecome aware that Action Conveyancing have closed. They carried out my conveyancing in Pimlico for a purchase of a freehold house 18 months ago. How can I check that the property is in my name in the name of the previous owner?
The easiest method to check if the premises is in your name, you can carry out 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 Pimlico conveyancing specialists.
In searching the world wide web for the term on line conveyancing in Pimlico it shows results of many property lawyersin the vicinity. With so much choice what is the best way to find the suitable property lawyer for me?
The best way of finding the right conveyancer is via trusted referral, so enquire of colleagues and family who have purchased a property in Pimlico or the local estate agent or mortgage broker. Fees for conveyancing in Pimlico vary, so it's a good idea to obtain a minimum of four costs illustrations from different law firms. Be sure to obtain confirmation that the charges are guaranteed not to rise.