Am I correct in assuming that the fact that my conveyancer in Hampshire is not identified on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Hampshire conveyancing firm and ask them why they are no longer on the approved list for your bank.
My partner and I have lately bought a house in Hampshire. We have noticed several issues with the house which we suspect were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been ordered as part of conveyancing in Hampshire?
The query is vague as what problems have arisen and if they are specific to conveyancing in Hampshire. Conveyancing searches and investigations initiated as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor completes a document referred to as a Seller’s Property Information Form. answers ends up being misleading, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Hampshire.
3 months have gone by following my purchase conveyancing in Hampshire 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 property 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.
How does conveyancing in Hampshire differ for newly converted properties?
Most buyers of new build residence in Hampshire come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Hampshire usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hampshire or who has acted in the same development.
Should I be suspicious that brokers that I am dealing with are suggesting a nationwide conveyancing firm rather than a High Street Hampshire conveyancing practice?
As is the case with many service providers, often recommendations from family and friends can be worth their weight in gold. Nevertheless there are many players in a conveyancing transaction; estate agents, mortgage brokers and lenders may recommend solicitors to instruct. On occasion these solicitors might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You have the right to select your preferred conveyancer. You need to be aware that many lenders specify a panel list of conveyancers you have to use for the lender related work in your home move.