Am I correct in assuming that the fact that my conveyancer in Colwall is not listed on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters 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 solicitor 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 Colwall conveyancing practice and enquire why they are no longer on the approved list for your bank.
Our lawyer has identified a defect with the lease for the apartment we are purchasing in Colwall. The other side have suggested defective title insurance as a solution. We are content with insurance and will pay for it. Our conveyancing practitioner has advised that he must be satisfied that the lender is happy with this solution. Who is the client here, us or the bank?
Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the mortgage company are the client. These conveyancing instructions must be adhered to.
I used Wolstenholmes a few years ago for my conveyancing in Colwall. I now require my file however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Colwall of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Am I better off to choose a Colwall conveyancing practitioner in close proximity to the house I am purchasing? We have a good friend who can deal with the conveyancing however her office is a couple of hundredkilometers drive away.
The benefit of a high street Colwall conveyancing practice is that you can pop in to execute documents, present your identification documents and pester them if necessary. Having local Colwall know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and they were impressed that should trump using an unfamiliar Colwall conveyancing lawyer just because they are local.
I've found a house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have just been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Colwall. Conveyancing lawyers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Colwall ?
The majority of houses in Colwall are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Colwall so you should seriously consider shopping around for a Colwall conveyancing practitioner and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’sconsent to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer should appraise you on the various issues.