Am I correct in assuming that the fact that my conveyancer in St Brides Major is not on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 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 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 contact the St Brides Major conveyancing practice and ask them why they are no longer on the approved list for your lender.
I am hoping to move into my new home in St Brides Major next Monday. My lawyer now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the bank expect the insurance to cover?
All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These obligations are not limited to conveyancing in St Brides Major.
I need some quick conveyancing in St Brides Major as I have pressure to complete inside 3 weeks. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?
If.Given you are are a cash purchaser you are at liberty not to have searches conducted although no solicitor would suggest that you don't. Drawing on our experience of conveyancing in St Brides Major the following are examples of what can be revealed and adversely affect the marketability of the property: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...
I have recentlybecome aware that Wolstenholmes have been shut down. They carried out my conveyancing in St Brides Major for a purchase of a freehold house 9 months ago. How can I check that my home is in my name in the name of the previous owner?
The easiest method to check if the premises is registered to you, 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 St Brides Major conveyancing specialists.
My step-father has suggested that I instruct his lawyers for conveyancing in St Brides Major. Should I choose my own property lawyer?
No doubt the best way to choose a conveyancing lawyer is to have feedback from friends or family who have previously instructed the conveyancer you're are thinking of instructing.