Is the fact that my solicitor in New Eltham is not identified on my lender's conveyancing panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent 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 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 contact the New Eltham conveyancing practice and enquire why they are no longer on the approved list for your bank.
Last April we completed a house move in New Eltham. We have since encountered a number of issues with the property which we believe were overlooked in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been ordered as part of conveyancing in New Eltham?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in New Eltham. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner completes a form called a SPIF. answers turns out to be incorrect, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in New Eltham.
If you had a top tip for choosing a conveyancing solicitor in New Eltham what would it be?
We would encourage you not to base your choice on the cheapest New Eltham conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Is it correct that all New Eltham CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?
Some major banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
is it true that all New Eltham solicitors on the Lloyds conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Lloyds conveyancing panel they would need to be governed by the SRA. Many mortgage companies do permit licenced conveyancers on their panel and in such a situation the practice would be regulated by the CLC.
I purchased a terraced Edwardian house in New Eltham. Conveyancing practitioner acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in New Eltham and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing lawyer who conducted the conveyancing.
Are there any apps to help find a New Eltham conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 25miles to attend the lawyer.
You can use the find a conveyancing panel tool on this page. Please choose the lender and your location, in this case New Eltham and you will see a number of lawyer located nearest New Eltham. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.