Is the fact that my conveyancer in Redcar and Cleveland is not listed on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?
That is most likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% 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 solicitor 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 Redcar and Cleveland conveyancing practice and ask them why they are no longer on the approved list for your lender.
Would the conveyancing solicitors that you recommend conduct attended exchange conveyancing in Redcar and Cleveland?
We do have a number of conveyancing specialists carrying out one day exchanges. Do e-mail us to get a costs illustration and details as to dates.
The Redcar and Cleveland conveyancing solicitors that just started acting on my house acquisition in Redcar and Cleveland have suddenly shut down. They were on acting for me because I had to have a solicitor on the Nottingham conveyancing panel and my family Redcar and Cleveland lawyer was not. I cut them a cheque for two hundred pounds in advance. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Nottingham conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Redcar and Cleveland is where the house is located. Can you offer any guidance?
Flying freeholds in Redcar and Cleveland are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Redcar and Cleveland you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Redcar and Cleveland may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Been searching for a conveyancer for freehold sale conveyancing in Redcar and Cleveland. We are selling, uncomplicated no mortgage to pay off, no hurry, currently empty. Had a quote from a property lawyer for a thousand pounds plus VAT which is a tad high considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Redcar and Cleveland?
Considering it’s a sale only, £450 + VAT is likely to be about the cheapest for a Redcar and Cleveland solicitor firm.