Is the fact that my solicitor in Chadwell St Mary is not identified on my bank's solicitor panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of reasonable 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. Where you are concerned you should contact the Chadwell St Mary conveyancing firm and enquire why they are no longer on the approved list for your lender.
Please help. My Chadwell St Mary lawyer is assuring me that he is legally obliged toorder Chadwell St Mary conveyancing searches becausethe firm are on the Lloydssolicitor panel. These Chadwell St Mary searches cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Chadwell St Mary conveyancing searches.
I have recentlybeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Chadwell St Mary for a purchase of a leasehold apartment 10 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The quickest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Chadwell St Mary conveyancing specialists.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Chadwell St Mary is where the house is located. What do you suggest?
Flying freeholds in Chadwell St Mary are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Chadwell St Mary 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 Chadwell St Mary 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 property.
My cousin has encouraged me to appoint his conveyancers in Chadwell St Mary. Do I follow his guidance?
No doubt the best way to find a conveyancing practitioner is to have recommendations from friends or relatives who have used the conveyancer that you are are thinking of instructing.