Is the fact that my conveyancer in Elm Park is not identified on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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 Elm Park conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
The owners have very pushy sellers who has recommended a preliminary agreement with a payment two thousand pounds. Are such contracts promoted for Elm Park conveyancing transactions?
There are a couple of primary concerns with executing a lock out agreement (sometimes termed an exclusivity agreement) is that it diverts attention away from progressing with the conveyancing work, so in the absence of it needing minimal or no negotiation then it may transpire to be unhelpful. It is not strongly advocated amongst Elm Park conveyancing lawyers for this reason. A further concern is the extent of the remedies available - an aggrieved buyer should not expect to be granted an injunctive ruling by a court to bar the seller selling to a third party, so the only remedy open via the contract will be the reimbursement of abortive charges and, in restricted scenarios, the additional payment of penalties.
Are the Elm Park conveyancing solicitors identified as being on the UBS conveyancing panel, together with their details provided by UBS?
Elm Park conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
The deeds to our home can not be found. The conveyancers who handled the conveyancing in Elm Park 10 years ago are no longer around. What are my next steps?
These day there are copies made of almost everything, and your solicitor should be aware precisely where to look for all the suitable documentation so you can buy or sell your property without any difficulty. Where copies can’t be found, your solicitor may be able to put in place insurance or indemnities against possible claims on your property.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Elm Park is the location of the property. Can you offer any opinion?
Flying freeholds in Elm Park are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Elm Park you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Elm Park may ascertain 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 premises.