Is the fact that my solicitor in Leven is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% 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. If you are concerned you should simply call the Leven conveyancing firm and enquire why they are no longer on the approved list for your bank.
All was ready to move into my new home in Leven next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the lender expect the insurance to cover?
All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not unique to conveyancing in Leven.
It is a dozen years since I bought my home in Leven. Conveyancing lawyers have now been instructed on the sale but I can't find my title deeds. Is this a problem?
Don’t worry too much. First the deeds may be kept by the mortgage company or they may stored with the solicitor who oversaw your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Leven involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
I require quick conveyancing in Leven as I am faced with a deadline to exchange contracts inside one month. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save fees and time?
If.Given you are are a mortgage free buyer you have the choice not to have searches conducted although no lawyer would advise that you don't. With lots of history conveyancing in Leven the following are examples of issues that can appear and therefore affect market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
I used Wolstenholmes a few years past for my conveyancing in Leven. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Leven of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.