Is the fact that my solicitor in Cookham is not identified on my lender's conveyancing panel that there is a problem with the standard of her work?
That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent 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 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 simply call the Cookham conveyancing practice and ask them why they are no longer on the approved list for your lender.
When will exchange of contracts take place for domestic conveyancing in Cookham and do I need to be at the conveyancers branch?
Where you are local to one of the conveyancing solicitors in Cookham you are invited in to sign documents. That being said, the law practices we work with supply countrywide coverage for conveyancing and give as equally detailed and professional a job for you when communicating with you electronically. The executing of the contract is not the point of no return. Signing on the dotted line is necessary for the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Cookham)to be in the office at the appropriate time.
It has been three months since my purchase conveyancing in Cookham took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the advice of my in-laws I had a survey completed on a property in Cookham prior to retaining lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some lenders will refuse to issue a mortgage on this type of house.
It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. If you call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Cookham. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are novice buyers - agreed a price, but the property agent told us that the seller will only issue a contract if we instruct their chosen lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family solicitor who is accustomed to conveyancing in Cookham
It is highly unlikely the owners are driving this. If they desire ‘a quick sale', alienating a serious purchaser is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are serious purchasers (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you will continue to use your preferred Cookham conveyancing lawyers - not the ones that will give their estate agent a referral fee or meet his conveyancing targets set by head office.