Am I correct in assuming that the fact that my solicitor in Heaviley and Offerton is not identified on my lender's conveyancing panel that there is a problem with the standard of his work?
That would most likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a 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) 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. Where you are concerned you should contact the Heaviley and Offerton conveyancing practice and enquire why they are no longer on the approved list for your lender.
We are looking to buy a house and require a conveyancing solicitor in Heaviley and Offerton who is on the HSBC solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Heaviley and Offerton.
This question may be naive but I am new to the house moving as FTB of a garden flat in Heaviley and Offerton. Do I pick up the keys to the property on completion from my lawyer? If this is the case, I will appoint a local conveyancing solicitor in Heaviley and Offerton?
On the day of completion you do not need to go to the conveyancers office in Heaviley and Offerton. Your solicitors will electronically transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you will be invited to pick up the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
We are getting the release of further funds on our home loan from RBS as we intend to conduct alterations to our home in Heaviley and Offerton. Do we need to appoint a local Heaviley and Offerton solicitor on the RBS conveyancing panel to deal with the paperwork?
RBS do not ordinarily require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.
The formalities of my remortgage has taken place for my property in Heaviley and Offerton. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Will my lawyer be raising questions regarding flooding as part of the conveyancing in Heaviley and Offerton.
Flooding is a growing risk for conveyancers conducting conveyancing in Heaviley and Offerton. Plenty of people will acquire a house in Heaviley and Offerton, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a numerous searches that can be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Heaviley and Offerton. The conventional set of completed inquiry forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the seller to determine whether the property has historically flooded. In the event that flooding has previously occurred which is not disclosed by the vendor, then a purchaser may commence a claim for damages resulting from an incorrect response. The purchaser’s lawyers should also carry out an enviro report. This should disclose if there is a recorded flood risk. If so, more detailed investigations should be initiated.
My wife and I plan to buy our first property in Heaviley and Offerton. Conveyancing lawyer already chosen. The mortgage adviser advised that a survey is not necessary as the property was only constructed in 2002.
The bare minimum you need a Home Buyer's Report. Given the property is more than 10 years old the property will not benefit from a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report may be enough. The report should highlight any obvious issues and recommend further investigation if relevant. Where there are any indications of material issues seek a full Building Survey from the beginning.