Am I correct in assuming that the fact that my conveyancer in Ambleside is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her work?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly 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 most common reasons for removal are: (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. If you are concerned you should contact the Ambleside conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We are buying a flat and require a conveyancing solicitor in Ambleside who is on the Aldermore conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Ambleside.
I used Wolstenholmes several years ago for my conveyancing in Ambleside. I now require my file however cannot find the solicitor. 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 Ambleside of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is it possible to transfer to a new conveyancer as I need to find one who is on the Aldermore conveyancing list. I instructed a family conveyancing solicitor in Ambleside round the corner but she is not accepted by Aldermore
We will our best to assist in finding you a conveyancing solicitor in Ambleside on the Aldermore panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Ambleside. Using the find a conveyancing solicitor tool on this website, you can contrast charges for conveyancing solicitors in Ambleside and beyond.
I happen to be an executor of my recently deceased parent's Will, with a property in Ambleside which will be marketed. The house has never been registered at HMLR and I'm told that some estate agents will insist that it is in place before they'll move forward. What's the procedure for this?
In the circumstances you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.