Is the fact that my solicitor in Warminster is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should contact the Warminster conveyancing firm and ask them why they are no longer on the approved list for your lender.
Do I need to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Warminster so that I can attend their offices if required.
Most conveyancing panel lawyers for banks undertake the vast majority of work via the post, internet or over the phone. This means that they can undertake the legal work for your home move no matter where you live in England or Wales. That being said you should check if you can still book an appointment to visit conveyancing lawyer if you prefer.
My colleague suggested that where I am buying in Warminster I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Warminster conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Warminster around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Warminster Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Warminster.
Have purchased a a semi-detached house in Warminster , What is the estimated time for the Land Registry to register the transfer to my name? My Warminster conveyancing solicitor works at snail pace, so I want to be sure that my name is registered.
As far as conveyancing in Warminster is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can differ according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any interested persons or bodies. Currently approximately three quarters of submission are fully addressed within 12 days but occasionally there can be longer hold-ups. Historically registration is effected once the new owner has moved in to the premises thus 'speed' is not typically top priority but if it is urgent that the the registration takes place urgently then you or your conveyancer must speak with the land registry and explain the circumstances.
Due to the guidance of my in-laws I had a survey completed on a house in Warminster in advance of instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some mortgage companies tend refuse to give a mortgage on such a house.
It varies from the lender to lender. Santander has different requirements for example to Halifax. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Warminster. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Warminster to see if the conveyancing will be more expensive.
I am a couple of weeks into a leasehold purchase having been referred to solicitors by the estate agent to carry out the conveyancing in Warminster. I am not happy. Could you you assist me in finding new conveyancers?
A solicitor would have to be very poor to suggest changing them. Has your mortgage been issued? If so you will need to make them aware of the replacement solicitor and get the offer are re-issued. Your solicitor ideally needs to be on the mortgage company approved list to avoid added costs and frustration. So that should be your starting point. Our search tool should help you find a bank approved lawyer for your home move in Warminster