Am I correct in assuming that the fact that my solicitor in Westbury On Trym is not listed on my lender's conveyancing panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a 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. Where you are concerned you should simply call the Westbury On Trym conveyancing firm and ask them why they are no longer on the approved list for your lender.
I have given 8 weeks notice to my existing landlord and must be out of my let out flat in Westbury On Trym by 24/12/2026. Conveyancing for my house purchase has just started. Can I complete in 4 weeks as I wish to avoid having to find short term accommodation?
Generally one should not serve notice for your tenancy unless exchange of contracts has taken place. Assuming that you have not already done so, notify to your solicitor and ask them to they apply pressure on the owners solicitors, try to a target completion date that everyone will look to achieve
Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who dealt with the conveyancing in Westbury On Trym 10 years ago are no longer around. Will I be able to sell the house?
Assuming you have a registered title the information relating to your ownership will be recorded by the Land Registry under a Title Number. It is easy to perform a search at the Land Registry, identify your house and get up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
I opted to have a survey done on a property in Westbury On Trym ahead of retaining lawyers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some banks will not give a mortgage on a flying freehold property.
It depends who your proposed lender is. Santander has different instructions from Nationwide. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Westbury On Trym. Conveyancing will be smoother if you use a solicitor in Westbury On Trym especially if they are familiar with such properties in Westbury On Trym.
My husband and I are 3 weeks into a leasehold purchase having been recommend to conveyancers by the high street agent to perform conveyancing in Westbury On Trym. We are not happy. Can you you assist me in finding new conveyancers?
A lawyer would have to be really poor to suggest replacing them. Has your mortgage been issued? In the event that it has you will need to make them aware of the replacement conveyancer and have the loan are issued to the new lawyers. Your new solicitor ideally needs to be on the lenders panel to avoid supplemental expenses and complications. So that should be your starting point. Our search tool should assist you in finding a bank approved solicitor for your home move in Westbury On Trym
Our conveyancer in Westbury On Trym is asking me for proof of ID documents stating that this is part of his obligations as a conveyancer on the lender Conveyancing panel. Can you confirm whether this is the case?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Westbury On Trym