Is the fact that my solicitor in Redbridge is not on my lender's solicitor panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 Redbridge conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I am buying a house without a mortgage in Redbridge. I have resided for the last dozen years in Redbridge. Conveyancing searches are exorbitant. Given that I know the road and vicinity intimately must I have all the conveyancing searches?
In the absence of a home loan, then almost all of the Redbridge conveyancing searches are optional. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches carried out, but she has a professional duty to take that path of encouragement . One thing to bear in mind; if you are likely to dispose of the house in the future, it may be of importance to your future purchaser what the searches reveal. There are plenty of instances where properties with apparent issues can still reveal unexpected search results. A good conveyancing solicitor in Redbridge will provide you some helpful guidance concerning this.
It is is a decade since I purchased my property in Redbridge. Conveyancing solicitors have now been retained on the sale but I am unable to locate my title documents. Is this a problem?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by the mortgage company or they could still be with the solicitor who oversaw the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Redbridge relates to registered property but in the rare situation where your property is unregistered it is more problematic but is resolvable.
I have todaydiscovered that Stirling Law have closed. They conducted my conveyancing in Redbridge for a purchase of a leasehold flat 9 months ago. How can I check that the property is in my name in the name of the former proprietor?
The easiest way to see if the premises is registered to you, 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 Redbridge conveyancing specialists.
Due to the advice of my in-laws I had a survey completed on a property in Redbridge in advance of instructing lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies may not issue a loan on such a house.
It varies from the lender to lender. Lloyds has different requirements from Nationwide. Should you wish to telephone us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Redbridge. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Redbridge to see if the conveyancing costs will increase in light of this.
Do online conveyancing organisations undertake everything a local Redbridge solicitor does or do I still need to retain a solicitor for the final stages for my conveyancing in Redbridge?
If you use an online conveyancer they should cover all the tasks your Redbridge solicitor would cover.