Am I correct in assuming that the fact that my conveyancer in Downend is not identified 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 revealed 76% 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 simply call the Downend conveyancing practice and ask them why they are no longer on the approved list for your lender.
My husband and I are nearing an exchange on a flat in Downend and my mum and dad have transferred the ten percent deposit to my solicitor. I am now advised that as the deposit has not come from me my conveyancer needs to disclose this to my mortgage company. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the lender regarding my parents' contribution when I applied for the home loan, so is it really appropriate for this now to be an issue?
The conveyancing practitioner is duty bound to check with the bank to make sure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
Do I need to attend the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Downend so that I can pop in to their offices when needed.
As opposed to 15 years ago, almost all mortgage companies no longer oblige their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to hand over ID documents and there are still distinct benefits to using a locally based solicitor, in your situation a conveyancing solicitor in Downend.
I opted to have a survey done on a property in Downend ahead of instructing conveyancers. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some banks will refuse to issue a mortgage on such a premises.
It varies from the lender to lender. Santander has different requirements from Nationwide. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Downend. Conveyancing will be smoother if you use a solicitor in Downend especially if they regularly deal with such properties in Downend.
I have been sourcing a conveyancing solicitor in Downend for my home move. Can I check a solicitor's record with the profession’s regulator?
Members of the public can search for documented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.