Am I correct in assuming that the fact that my solicitor in Madeley is not on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% 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 lawyer 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 Madeley conveyancing firm and enquire why they are no longer on the approved list for your lender.
Me and my partner are due to exchange buying a property in Madeley but as a result of damage from the recent storms I have was able negotiate recompense from the current proprietors of £2k in the form of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process yet RBS will not agree to this. Why were they involved?
Your conveyancer that is on a RBS approved list is obliged to advise RBS of any amendments to the purchase price. If you prohibit your solicitor to report the reduction to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new conveyancing practitioner for your conveyancing in Madeley.
Are the BSA planning on creating a search tool with a view to list law firms on the Earl Shilton BS conveyancing panel for instance in Madeley?
We have not been informed any plans on the part of the BSA to develop such a register.
I'm converting the mortgage on my primary home to a buy to let loan with Lloyds TSB Bank and intend to use the remaining equity as a down payment on a second house. The location we are talking about is Madeley. Will your solicitors be able to act for the two mortgage companies and tie in the conveyances?
Make use of our search tool on this page to ensure that the lawyers are on the appropriate lender panels. Having checked that they are your conveyancer should be able to tie up the two conveyancing matters but you should talk with you conveyancer and specify your expectations and requirements.
What can I do to discover who is the owner of a property in Madeley?
On the basis that the property is registered with HM Land Registry, and you have the details of the address of the premises, you will be able to see results from the the Land Registry of the recorded owner for a fee.