Is the fact that my solicitor in Launceston is not on my lender's conveyancing panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent 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) low volume 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 contact the Launceston conveyancing firm and enquire why they are no longer on the approved list for your bank.
In reading consumer advice sites for a recommended solicitor in Launceston, many advise that I must use a CQS assured solicitor. What is CQS?
Launceston Conveyancing Quality Scheme solicitors have obtained certification under the Law Society's Scheme (CQS) CQS was brought about to promote high standards in the in the legal transfer of properties. CQS enables consumers to recognise solicitor firms who provide a quality residential conveyancing. Launceston is one of locations in England and Wales in which accredited firms have a presence. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Council of Mortgage Lenders.
Should my conveyancer be raising enquiries about flooding during the conveyancing in Launceston.
Flooding is a growing risk for lawyers dealing with homes in Launceston. There are those who acquire a house in Launceston, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, however there are a various searches that can be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Launceston. The standard property information forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to find out whether the property has ever been flooded. If the property has been flooded in past and is not disclosed by the seller, then a buyer could commence a claim for damages stemming from an inaccurate response. The purchaser’s solicitors may also conduct an environmental search. This should reveal whether there is any known flood risk. If so, more detailed inquiries will need to be conducted.
I have todaybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Launceston for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The easiest method to check if the property is registered to you, you can make 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 Launceston conveyancing specialists.
I am thinking of appointing a conveyancing solicitor in Launceston for my house move. Is it possible to review a solicitor's complaints history with the legal regulator?
Anyone can find presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The SRA could monitor call for training requirements.