Am I correct in assuming that the fact that my solicitor in Rhos On Sea is not on my bank's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable 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 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 contact the Rhos On Sea 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 Rhos On Sea. Conveyancing solicitors have recently been instructed on the sale but I can't locate the deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be kept by your mortgage company or they may be archived with the conveyancers who handled your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Rhos On Sea relates to registered property but in the unlikely event that your home is not registered it is more of a problem but is not insurmountable.
I am considering applying for a HSBC mortgage for purchase of a new build (under development) in Rhos On Sea with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for HSBC ?
In theory, you could use a solicitor that is not on the HSBC conveyancing panel, but HSBC would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Is it necessary to pay for insurance to address the risk of chancel repairs when purchasing a property in Rhos On Sea?
Unless a prior acquisition of the house took place post 12 October 2013 you may expect lawyers carrying out conveyancing in Rhos On Sea to remain encouraging a chancel search and or insurance against a claim.
I have todaybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Rhos On Sea for a purchase of a leasehold flat 10 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The easiest method 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 Rhos On Sea conveyancing specialists.
My husband and I are 18 days into a residential purchase having been referred to solicitors by the selling agent to do our conveyancing in Rhos On Sea. I am not happy. Can you you assist me in finding new lawyers?
A conveyancer would have to be really poor in order to consider changing them. Has the loan offer been issued? In the event that it has you will need to make them aware of the new lawyer and get the loan are re-issued. Your conveyancer should be on the lenders approved list to avoid supplemental expenses and delays. That should be your first question of the new lawyers. Our search tool will assist you in finding a bank approved lawyer for your home move in Rhos On Sea