Is the fact that my solicitor in Deeside is not on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of 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. Should you be concerned you should simply call the Deeside conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I need some expedited conveyancing in Deeside as I am faced with an ultimatum to sign on the dotted line in less than one month. A mortgage is not required. Can I avoid the conveyancing searches to save money and time?
As you are are a mortgage free purchaser you have the choice not to have searches carried out although no law firm would advise that you don't. With lots of history conveyancing in Deeside the following are instances of issues that can appear and adversely affect future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Deeside is where the house is located. Is there any advice you can impart?
Flying freeholds in Deeside are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Deeside you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Deeside 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 residence.
Is it possible to transfer to a new conveyancer as I have to select a firm on the HSBC Bank conveyancing list. I hired a high street conveyancing solicitor in Deeside five minutes from me but he is not approved by HSBC Bank
We will our best to assist in finding you a conveyancing solicitor in Deeside on the HSBC Bank panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Deeside. Using the find a conveyancing solicitor tool on this site, you can compare charges for conveyancing solicitors in Deeside and throughout England and Wales.
I am 3 weeks into a freehold purchase having been directed to a firm by the estate agent to handle our conveyancing in Deeside. I am not happy. Can you you assist me in finding new lawyers?
They would need to be very poor in order to consider replacing them. Has the mortgage offer been generated? If so you will need to inform them of the new contact details and get the offer are issued to the new lawyers. The solicitor ideally needs to be on the lenders approved list to avoid supplemental costs and delays. That should be your first question of the new solicitors. Our find a solicitor tool will help you find a bank approved conveyancer for your conveyancing in Deeside