Am I correct in assuming that the fact that my solicitor in Stoke Poges is not identified on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
That would most likely be an incorrect assumption to make. 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 top 5 reasons are as follows: (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. Where you are concerned you should simply call the Stoke Poges conveyancing practice and ask them why they are no longer on the approved list for your bank.
We see that you have a search directory listing solicitors on the Coventry BS conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Stoke Poges?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stoke Poges.
We're in Stoke Poges, First time buyers buying with a mortgage (lender is Virgin Money , and our solicitor is on the Virgin Money conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Just acquired a terraced house in Stoke Poges , What is the estimated time for the Land Registry to register my ownership? My Stoke Poges conveyancing solicitor works at snail pace, so I want to be sure the registration formalities are dealt with.
There is nothing unique when it comes to conveyancing in Stoke Poges registration formalities. Rather than based on location, timescales can vary depending on who lodges the application, whether it is in order and whether the Land registry need to notify any 3rd parties. At present approximately three quarters of such applications are completed within two weeks but some can be subject to longer hold-ups. Registration is effected once the buyer is living at the property thus 'speed' is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your conveyancer should speak with the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Stoke Poges is the location of the property. Can you shed any light on this issue?
Flying freeholds in Stoke Poges are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stoke Poges you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stoke Poges may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am looking for a conveyancing practitioner in Stoke Poges for my home move. Is there any facility to check a solicitor's record with the legal regulator?
One can see documented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator may monitor call for training requirements.