Am I correct in assuming that the fact that my conveyancer in Caister On Sea is not on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. 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) 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 contact the Caister On Sea conveyancing firm and ask them why they are no longer on the approved list for your lender.
It is a dozen years since I acquired my house in Caister On Sea. Conveyancing solicitors have just been retained on the sale but I am unable to track down my deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be with the lender or they may be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Caister On Sea involves registered property but in the rare situation where your property is not registered it is more problematic but is resolvable.
We wanted to use a conveyancing solicitor in Caister On Sea for our home move. Our financial adviser informed us that our bank Bank of Scotland won't deal with them. Why is this not regarded as unfair competition?
A decade ago most mortgage companies had an appetite for risk which was higher than today. Almost all Caister On Sea conveyancing firms would have been on many mortgage company panels. The financial services regulator in 2010 carried out a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms regarding their operations and the individuals who work for them and set certain criteria such a completing on a minimum volume of conveyancing. Many Caister On Sea conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Caister On Sea is amongst the hundreds of locations where the lawyers we list are are approved Bank of Scotland.
Due to the encouragement of my in-laws I had a survey completed on a house in Caister On Sea in advance of retaining conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some banks tend not give a loan on such a home.
It varies from the lender to lender. Santander has different requirements for example to Halifax. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Caister On Sea. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to appoint a conveyancing solicitor for residential conveyancing in Caister On Sea. I happened to land on a site which appears to be the perfect solution If it is possible to get all the legals done via email that would be ideal. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?