Is the fact that my conveyancer in Norfolk is not listed on my bank's conveyancing panel that there is a problem with the quality of his work?
That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 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. If you are concerned you should simply call the Norfolk conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I require conveyancing for a flat in a fairly new development (five years old) in Norfolk. Almost all the flats have already been sold. Is it really necessary to order conveyancing searches as part of conveyancing in Norfolk?
A big part of the Norfolk legal transfer of property is the conveyancing searches. There are hundreds search providers delivering Norfolk conveyancing searches, as well straight from the local authority. These are generally termed personal search organisation and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
I'm the only recipient of my late father’s will with all property in now in my sole name, including the my former home in Norfolk. Conveyancing formalities meant that the Land Registry date was in September. I want to move. I do know about the CML six month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the property in September. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Most lenders would take a pragmatic view as this obligation is primarily there to capture subsales or the flipping of property.
I am expecting a DIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Norfolk solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Norfolk solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
Completion of my remortgage has taken place for my property in Norfolk. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I need some expedited conveyancing in Norfolk as I am under a deadline to exchange contracts inside one month. Thankfully I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?
As you are are a cash purchaser you have the choice not to do searches although no solicitor would advise that you don't. With lots of history conveyancing in Norfolk the following are examples of issues that can appear and therefore impact the marketability of the property: Enforcement Notices, Outstanding Charges, Overdue Grants, Unadopted Roads,...
I need to retain a conveyancing solicitor for freehold conveyancing in Norfolk. I have land on a site which appears to be the perfect answer If there is a chance to get all this stuff done via web that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?