Am I correct in assuming that the fact that my solicitor in Ruxley is not listed on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise 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 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. Where you are concerned you should contact the Ruxley conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
In the event thatI was to buy a freehold propertyin Ruxley for cash and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Ruxley?
Any savings you would make would be limited to the disbursement for searches. A conveyancing practitioner is required to do the vast majority of work - money laundering, liaising with your sellers solicitor, stamp duty submission, register the ownership etc. You might save a bit for them not having to register a charge but it will not be a lot.
My wife and I have recently appointed a conveyancing solicitor in Ruxley. I I am struggling to find out if they are accepted on the Nottingham Building Society approved list of lawyers. Could you or the lender confirm if they are on the panel?
The first thing you should do is phone the solicitor and enquire whether they are on the lender panel. Otherwise you should call Nottingham Building Society who may be able to assist.
Due to the encouragement of my in-laws I had a survey completed on a property in Ruxley before appointing lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies will refuse to give a mortgage on a flying freehold house.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ruxley. Conveyancing may be slightly more expensive based on your lender's requirements.
I am thinking of appointing a conveyancing solicitor in Ruxley for my remortgage. Is there any facility to review a firm’s record with the legal regulator?
Members of the public can search for presented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator may recorded call for training reasons.
I am purchasing a garden maisonette in Ruxley. Conveyancing solicitor has been awaiting, from the vendor, building insurance documents. Earlier today I was advised that the seller needs to forward the insurance paperwork for the flat above as well. Why does my property lawyer need to check the insurance for the other flat? Is it really necessary? We have been waiting for the last 4 weeks…
It is not impossible in leasehold conveyancing in Ruxley to discover Conveyancing in Ruxley in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats rather than the landlord insuring the complete property - which is clearly better. You should double check with your lawyer but it would seem that your conveyancing practitioner is looking to establish that the entire building is insured. Insuring your flat is no help when it comes to rebuilding after a fire if the 1st floor cannot be reinstated as a result of lack of insurance.