Is the fact that my solicitor in Southall is not on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
It would not be wise 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 top 5 reasons are as follows: (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. Where you are concerned you should simply call the Southall conveyancing practice and ask them why they are no longer on the approved list for your lender.
Me and my wife are acquiring our first property. The conveyancing practitioner has texted usto see if we wish to take out additional conveyancing searches. As novices we are clueless as to what's relevant for conveyancing in Southall
The quantity and type of Southall conveyancing searches should be dictated primarily on the property, the location, the possibility of any of these risks, your familiarity of the locality and risks, your general appetite to risk. What matters is that you properly appreciate what information each search could supply. Then you can make a decision if you personally think you need that information. If in doubt, ask your lawyer to advise.
We are purchasing a property in Southall. I might seem paranoid but how we can trust a lawyer? At some point we have to send money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
is it true that all Southall solicitors on the Kent Reliance conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be overseen by the SRA. Some mortgage companies do allow licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
We are getting the release of further monies on our home loan from Principality as we intend to conduct renovations to our home in Southall. Do we need to select a bricks and mortar Southall solicitor on the Principality conveyancing panel to deal with the paperwork?
Principality do not ordinarily instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.
I completed on my flat on 12 November and the transaction details are still not registered. Should I be concerned? My conveyancing solicitor in Southall said it should be concluded in a couple of weeks. Are properties in Southall particularly slow to register?
As far as conveyancing in Southall registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can vary subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any third parties. At present roughly three quarters of such applications are completed in less than three weeks but some can be subject to longer delays. Registration is effected after the new owner is living at the property therefore registration formalities is not always primary concern but where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
Due to the advice of my in-laws I had a survey completed on a property in Southall before retaining solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some banks may refuse to give a loan on a flying freehold house.
It varies from the lender to lender. HSBC has different requirements from Halifax. If you e-mail us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Southall. Conveyancing will be smoother if you use a solicitor in Southall especially if they are accustomed to such properties in Southall.
We are 14 days into a freehold purchase having been recommend to solicitors by the selling agent to carry out the conveyancing in Southall. We are not happy. Could you help me find new lawyers?
A conveyancer would have to be very poor to suggest replacing them. Has your mortgage been generated? In the event that it has you need to make them aware of the new solicitor and have the loan are re-sent. Your new conveyancer needs to be on the banks panel to avoid added fees and complications. So that should be your first question of the new solicitors. The search tool should help you find a lender approved solicitor for your home move in Southall