Is the fact that my conveyancer in Chester is not on my mortgage company's conveyancing panel that there is a problem with the standard of her work?
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 most common reasons for removal are: (1) low volume 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 simply call the Chester conveyancing firm and ask them why they are no longer on the approved list for your bank.
I'm the single recipient of my late mum's estate with all property in now in my sole name, including the my former home in Chester. The Chester property was put into my name in March. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be considered the same way as though I had purchased the property in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. many lenders would take a sensible view as this provision principally exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.
Is it the case that all Chester solicitors on the TSB conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the TSB approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel in which case such firms would be governed by the CLC.
I am purchasing a property in Chester. An unusual aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Lloyds your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook contains minimum provisions for solar panel roof-space leases, and solicitors are required to report to Lloyds where a lease fails to satisfy these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Chester.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who handled the conveyancing in Chester 4 years ago no longer exist. What are my options?
Assuming you have a registered title the information relating to your ownership will be recorded by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, find your house and obtain up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
Taking into account that I will soon spend over three hundred thousand on 3 bedroom house in Chester I would like to have a conversation with the lawyer about myhome move before instructing the firm. Can this be arranged?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you liaising with the lawyer who will be carrying out your conveyancing in Chester.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Chester should be the amount on the final invoice that you end up paying.
I am purchasing a house and need a conveyancing solicitor in Chester who is on the mortgage company approved panel. Can you recommend a Chester or local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who do conveyancing in Chester. We dont recommend any particular solicitor.