Is the fact that my conveyancer in Braunton is not on my lender's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters 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 lawyer 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 simply call the Braunton conveyancing firm and enquire why they are no longer on the approved list for your lender.
It is is a decade since I purchased my house in Braunton. Conveyancing lawyers have just been instructed on the sale but I am unable to track down the title deeds. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be with the mortgage company or they may be archived with the conveyancers who acted in the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Braunton relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
Various web forums that I have visited warn that are the main reason for hinderance in Braunton conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances during the legal transfer of property. Searches are not likely to feature in any slowing down conveyancing in Braunton.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Braunton is where the house is located. Can you offer any opinion?
Flying freeholds in Braunton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Braunton you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Braunton 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.
What are my options where I am dissatisfied with the solicitor who undertook our conveyancing in Braunton?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that every so often matters do not go as planned. However there is recourse if you were dissatisfied with your conveyancing in Braunton. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their governing body. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.