Is the fact that my conveyancer in East Coker is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of her work?

That would more than likely be a wrong assumption to make. There are plenty of reasonable 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 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 East Coker conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

My grandmother passed away six months ago and as sole heir and executor I was left the property in East Coker. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this possible?

Given you plan to refinance then Leeds Building Society will require that you use a conveyancer on the Leeds Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Leeds Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Leeds Building Society mortgage is registered as a charge at the Land Registry.

I need some fast conveyancing in East Coker as I am under pressure to complete within 3 weeks. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?

If.Given you are not getting a mortgage you are at free not to have searches conducted although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in East Coker the following are instances of what can show up and adversely impact market value: Enforcement Actions, Outstanding Fees, Overdue Grants, Railway Schemes,...

Over the last few months I have been searching for a flat up to £235,500 and found one close by in East Coker I like with a park and station in the vicinity, however it's only got 61 years unexpired on the lease. I can't really find anything else in East Coker for this price, so just wondered if I would be making a mistake buying a short lease?

Should you require a home loan the shortness of the lease will be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.

We had our home loan agreed in principle on Tuesday with our lender. We are using a long established conveyancer in East Coker last week. Today, our financial adviser contacted us saying that the mortgage company said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we had no idea that the lender had a say Is this usual?

You are at liberty to use any lawyer you wish to choose for your conveyancing in East Coker nevertheless if your bank aren't happy with them you must pay an extra fee so the bank can appoint their own conveyancer too. sometimes it is possible your solicitor may apply to get added to the lender list of approved firms. Do make the most of web-based search facilities including lenderpanel.com to find a conveyancing solcitor in East Coker on the mortgage company panel. You can go into your local lender branch in East Coker. They will know some good conveyancing solicitors in East Coker on the mortgage company panel.