Am I correct in assuming that the fact that my conveyancer in St Mary Cray is not identified on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?
That is most likely an incorrect assumption to make. There are plenty of plausible 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 lawyer 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 Mary Cray conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Do I have to attend the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in St Mary Cray so that I can pop in to their offices when needed.
Nowadays approved lawyers for lenders undertake their work via the post, internet or over phone calls. This means that they can undertake the legal work for your home move no matter where you live in the country. Nevertheless you can check if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
My wife and I buying a terrace house in St Mary Cray. The intention is to carry out an extension to the side at the house.Will the conveyancing process include investigations to ascertain if these works were previously refused?
Your solicitor should review the registered title as conveyancing in St Mary Cray will on occasion reveal restrictions in the title deeds which prevent certain works or need the consent of another owner. Many extensions need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
Please help - my lawyer advises that breach of easement insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in St Mary Cray?
The appropriate level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such policies.
Completion of my remortgage has taken place for my property in St Mary Cray. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
The deeds to our house can not be found. The solicitors who dealt with the conveyancing in St Mary Cray 10 years ago are no longer around. What do I do?
You no longer need to have the physical original deeds to evidence that you own the land or property, given that the Land Registry hold details of all registered land or property electronically.
I am looking for a ground for flat up to £305k and found one near me in St Mary Cray I like with amenity areas and station nearby, the downside is that it only has 61 years on the lease. There is not much else in St Mary Cray suitable, so just wondered if I would be making a mistake buying a short lease?
Should you need a home loan that many years will likely be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
I am thinking of appointing a conveyancing solicitor in St Mary Cray for my house move. Can I review a solicitor's complaints history with the profession’s regulator?
Anyone may see documented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA could monitor call for training reasons.