Am I correct in assuming that the fact that my solicitor in St Johns is not listed on my lender's solicitor panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible 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 most common reasons for removal are: (1) lack 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 simply call the St Johns conveyancing firm and enquire why they are no longer on the approved list for your lender.
The sellers of the home we are hoping to buy are using a conveyancing solicitor in St Johns who has suggested a lock out agreement with a deposit 10k. Are such arrangements generally advanced for St Johns conveyancing transactions?
Lock out contracts are agreements binding a home seller and prospective acquirer granting the buyer the sole right to the sale of the premises for a limited period of time. For all intents and purposes, a lock out agreement is a contract specifying that you will have a contract at a later date which is the contract for the actual sale. It is generally used for buyer protection though in some cases, the vendor may enjoy an upside from such agreements as well. There are numerous positives and negatives to having an agreement but you need to check with your solicitor but beware that it may result in incurring extra in conveyancing charges. In light of these reasons these agreements are not popular in relation to conveyancing in St Johns.
I am in the process of remortgaging my flat in St Johns, does my lawyer need to be on the Coventry BS Solicitor panel?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Is it possible to switch firm as I need to select one who is on the Yorkshire Building Society conveyancing panel. I was using a local conveyancing solicitor in St Johns five minutes from me but he is not approved by Yorkshire Building Society
It would be our pleasure to assist you find a conveyancing solicitor in St Johns on the Yorkshire Building Society panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in St Johns. In utilising search facility on this site, you can compare charges for conveyancing solicitors in St Johns and beyond.
In my capacity as executor for the estate of my grandmother I am disposing of a residence in Cardiff but reside in St Johns. My solicitor (approximately 200 kilometers from meneeds me to sign a stat dec before completion. Could you suggest a conveyancing practitioner in St Johns who can attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are St Johns based
I need to consider quotes for conveyancing in St Johns from three property lawyer and appoint one. Am I right to ask them to hold tight until I I have my bid accepted on a apartment.
You should wait to request your conveyancer to commence work and order searches after the offer has been agreed to on the property particularly as St Johns conveyancing searches are a couple of hundred pounds.