Am I correct in assuming that the fact that my conveyancer in Kelsall is not on my lender's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 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. Should you be concerned you should simply call the Kelsall conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We wanted to use a conveyancing solicitor in Kelsall for our house move. Our financial adviser informed us that our bank TSB won't deal with them. Why is this not regarded as unfair competition?
Lenders on the whole restrict either the category or the amount of conveyancing solicitors on their panel. Typical examples of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, a few banks have decided to limit the amount of firms they use to act for them. You should note that TSB have no responsibility for the quality of advice provided by any member of TSB Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there are differing opinions regarding the level of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that thousands of law firms, including some in or near Kelsall only conduct very few conveyances a year.
I purchased my home on 13 March and the transaction details are still not registered. Should I be concerned? My conveyancing solicitor in Kelsall expressed confidence that it will be dealt with inside ten days. Are titles in Kelsall uniquely lengthy to register?
As far as conveyancing in Kelsall registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can vary subject to the party submitting the application, whether it is in order and whether the Land registry communicate with any 3rd persons or bodies. As of today in the region of three quarters of submission are fully addressed in less than three weeks but some can be subject to longer hold-ups. Historically registration is effected once the purchaser has moved in to the property therefore post completion formalities is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.
I am looking for a conveyancing solicitor in Kelsall for my home move. Is it possible to review a solicitor's complaints history with the profession’s regulator?
Members of the public can read documented Solicitor Regulator Association (SRA) determinations arising from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may recorded call for training requirements.
We are hoping to buy a repression house in Kelsall and the mortgagee in possession demand completion within a week. Can a conveyancing practitioner complete in this timeframe? Am I best advised to instruct a local Kelsall firm or an online firm that advertises to offer speedy conveyancing?
Visit your Kelsall shopping parade. Go in to two or three solicitor’s offices and ask to see a conveyancing solicitor for a quote. Explain your situation and get assurances on time frames. Select the firm that seems most trustworthy. Make sure to choose a conveyancing practitioner on the panel of property lawyers who can act for your mortgage company.