Am I correct in assuming that the fact that my solicitor in Canterbury is not listed on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% 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 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 Canterbury conveyancing practice and enquire why they are no longer on the approved list for your lender.
We're in Canterbury, First time buyers buying with a mortgage (lender is Bank of Ireland , and our solicitor is on the Bank of Ireland conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Bank of Ireland conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
A friend advised me that if I am purchasing in Canterbury I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Canterbury conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Canterbury around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Canterbury Education with plans and statistics, Local Amenities and other useful information concerning Canterbury.
Yesterday I discovered 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. Canterbury is where the house is located. What do you suggest?
Flying freeholds in Canterbury are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Canterbury you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Canterbury may determine 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 property.
Living abroad I am unable to visit my Canterbury conveyancing lawyers office to sign documents for conveyancing in Canterbury – is this a problem?
Not a problem. Canterbury conveyancing lawyers can handle conveyancing transactions for clients nationally. You are unlikely to be required to be present a Canterbury conveyancers office. Almost all conveyancing practitioner can deal with all communications remotely from their Canterbury premises.