Am I correct in assuming that the fact that my solicitor in Redcar and Cleveland is not on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. Should you be concerned you should simply call the Redcar and Cleveland conveyancing practice and ask them why they are no longer on the approved list for your lender.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Redcar and Cleveland. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?
Where you intend to refinance then HSBC will insist on your using a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.
I require quick conveyancing in Redcar and Cleveland as I have pressure to sign on the dotted line within one month. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
If.Given you are not obtaining a home loan you are at free not to do searches although no conveyancer would suggest that you don't. With plenty of history conveyancing in Redcar and Cleveland the following are examples of issues that can appear and adversely affect future mortgageability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...
I used Stirling Law several years past for my conveyancing in Redcar and Cleveland. I now require my file but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Redcar and Cleveland of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I accepted an offer on a Redcar and Cleveland flat left to us ten years ago in 2011. I have over a decades worth of conveyancing experience and, now retired, intend to undertake the conveyancing. The purchaser's solicitor has informed me that their mortgage company will not allow you to do your own conveyancing requiring the funds to be transferred to a solicitor's bank account.
Lending requirements to lawyers from all mainstream lenders specify that If the seller does not have legal representation the borrower's lawyers should check whether the bank needs to be notified so that a decision can be made as to whether or not they are prepared to proceed.