Am I correct in assuming that the fact that my solicitor in Shawbury is not identified on my lender's solicitor panel that there is a problem with the quality of her conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 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 lawyer 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 Shawbury conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
When can the exchange of contracts occur in purchase conveyancing in Shawbury and do I need to attend the lawyers branch?
Where you are round the corner to our conveyancing solicitors in Shawbury you are invited in to sign contracts. That being said, the firms we work with offer countrywide coverage for conveyancing and provide just as detailed and professional a job for you when dealing with you electronically. The signing of the contract is not when everything is set in stone. A signed contract simply enables the conveyancer to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Shawbury)to be in the office at the appropriate time.
My colleague recommended that where I am purchasing in Shawbury I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Shawbury conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Shawbury around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information concerning Shawbury.
I have todaybeen informed that Action Conveyancing have been shut down. They conducted my conveyancing in Shawbury for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is not still registered in the name of the former proprietor?
The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shawbury conveyancing specialists.
As co-executor for the will of my aunt I am selling a property in Cardiff but I am based in Shawbury. My lawyer (who is 200 miles awayrequires that I execute a statutory declaration before completion. Can you recommend a conveyancing solicitor in Shawbury who can attest and place their company stamp on the document?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are located in Shawbury