Am I correct in assuming that the fact that my solicitor in Heckington is not listed on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly 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 solicitor 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 contact the Heckington conveyancing practice and enquire why they are no longer on the approved list for your bank.
I am purchasing a house for cash in Heckington. I have been living for the last 20 years in Heckington. Conveyancing searches are expensive. Given that I know the road and vicinity intimately must I have all the conveyancing searches?
In the absence of a mortgage, then the vast majority of the Heckington conveyancing searches are optional. Your lawyer will try and sway you, perhaps strongly, that you should have searches completed, but he is duty bound to do this. Do take into account; if you are intend to sell the house in the future, it could be of importance to your prospective buyer what the searches disclose. On occasion properties with no practical issues can still show up detrimental search results. A competent conveyancing solicitor in Heckington should be able to give you some sensible advice in this regard.
Is it necessary to take out insurance to address the risk of chancel repairs when purchasing a property in Heckington?
Unless a prior acquisition of the house completed post 12 October 2013 you could expect solicitors conducting conveyancing in Heckington to continue to suggest a chancel search and or insurance against a claim.
The deeds to our property are lost. The lawyers who dealt with the conveyancing in Heckington 4 years ago have long since closed. What are my next steps?
You no longer need to have the physical official documentation to evidence that you own the land or premises, given that the Land Registry hold details of all registered land or property electronically.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Heckington is the location of the property. Is there any advice you can impart?
Flying freeholds in Heckington are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Heckington you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Heckington may decide 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 property.