Am I correct in assuming that the fact that my conveyancer in Much Hadham is not listed on my bank's solicitor panel that there is a problem with the standard of her work?
That would more than likely be an incorrect 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 most common reasons for removal are: (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. Where you are concerned you should simply call the Much Hadham conveyancing practice and ask them why they are no longer on the approved list for your lender.
Can you help? My Much Hadham conveyancer is advising me that she is duty bound toorder Much Hadham conveyancing searches becausethe firm are on the Nat Westapproved lawyer panel. Is this really necessary?
You have limited options available to you. As you are obtaining a mortgage with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Much Hadham conveyancing searches.
Can I use your services to recommend a Conveyancing solicitor in Much Hadham even if I’m not purchasing or selling a house, for example where I intend to buy an office in Much Hadham with a loan from Bank of Ireland?
The service is predominantly there to get a quote from residential conveyancing solicitors in Much Hadham but we have listed at the bottom of this page a selection of Much Hadham commercial conveyancing firms. You should make contact with the company directly to see if they are also authorised to represent Bank of Ireland
Should our solicitor be raising questions concerning flooding during the conveyancing in Much Hadham.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Much Hadham. There are those who acquire a house in Much Hadham, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a number of checks that can be undertaken by the buyer or by their lawyers which can figure out the risks in Much Hadham. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to discover if the premises has historically flooded. If flooding has previously occurred which is not revealed by the owner, then a buyer could issue a compensation claim resulting from an misleading response. A buyer’s solicitors will also carry out an environmental search. This should indicate whether there is a recorded flood risk. If so, more detailed investigations should be carried out.
Are there restrictive covenants that are commonly identified as part of conveyancing in Much Hadham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Much Hadham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’