Is the fact that my conveyancer in Lancaster is not identified on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
That is most likely 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 solicitor 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 simply call the Lancaster conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
It is a dozen years since I purchased my property in Lancaster. Conveyancing lawyers have recently been appointed on the sale but I am unable to track down the deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be retained by the lender or they could still be with the conveyancers who oversaw your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Lancaster involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
I have recentlybeen informed that Stirling Law have been shut down. They conducted my conveyancing in Lancaster for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The quickest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Lancaster conveyancing specialists.
How does conveyancing in Lancaster differ for new build properties?
Most buyers of new build premises in Lancaster approach us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Lancaster 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 conveyancers 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 accustomed to new build conveyancing in Lancaster or who has acted in the same development.
I am planning to acquire a flat and require a conveyancing solicitor in Lancaster who is on the mortgage company solicitor panel. Could you point me in the right direction as regards a Lancaster solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who conduct conveyancing in Lancaster. We dont recommend any particular conveyancing practice.