Am I correct in assuming that the fact that my solicitor in March is not listed on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable 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 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. Should you be concerned you should contact the March conveyancing firm and enquire why they are no longer on the approved list for your lender.
I sincerely hope you can help me. My March conveyancer is assuring me that he has toapply for March conveyancing searches asthe firm are on the Virgin Moneysolicitor panel. These March searches cost a lot of money can this be avoided?
You have limited options available to you. Given that you are taking out a loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out March conveyancing searches.
I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to use their panel solicitor as I would prefer to appoint a March based conveyancing firm?
Do check but the chances are that give you one of their panel solicitors if you take up the "fee-free" deal. Contact the lender to see if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in March.
My wife and I are purchasing a property in March. It might be a silly question but how we can trust a solicitor? On the day of competition we have to put money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
This question may be naive but I am new to the home moving as FTB of a ground floor flat in March. Do I pick up the keys to the premises on the completion date from my lawyer? If so, I will appoint a High Street conveyancing solicitor in March?
On the day of completion you will not be required to go to the conveyancers office in March. Conveyancing lawyers for you will arrange to send the purchase money to the seller's lawyers, and once they have received this, you should be called to collect the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
Completion of my purchase has taken place for my property in March. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Just acquired a detached house in March , how long should it take for the Land Registry to record the transfer to my name? My March conveyancing solicitor has been very slow, so I want to be certain the land registry aspects are concluded.
As far as conveyancing in March registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary according to who lodges the application, whether it is in order and whether the Land registry must send notices to any interested parties. As of today approximately 80% of submission are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Historically registration occurs once the purchaser has moved in to the premises so an expedited registration is not always primary concern yet if it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.