Is the fact that my conveyancer in Stafford is not identified on my lender's solicitor panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a 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 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 Stafford conveyancing firm and enquire why they are no longer on the approved list for your lender.
I am considering applying for a Virgin Money mortgage for purchase of a newly converted (under development) in Stafford with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Virgin Money ?
In theory, you could use a solicitor that is not on the Virgin Money conveyancing panel, but Virgin Money would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Have just purchased a probate house at auction in Stafford. Conveyancing is necessary. What are my next steps?
Now that you are legally bound yourself to purchase you must retain a conveyancing lawyer soon as you are facing a tight a drop dead date to complete the transaction. All auction property will have a corresponding auction pack. This should include most,if not all of the documents that your lawyer will need. If you have purchased leasehold property the legal pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You need to give this to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in order to complete on the on the contractual date .
I am being told by my conveyancer that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Stafford?
The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
I am selling my apartment. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being pedantic. The Stafford solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Action Conveyancing several years ago for my conveyancing in Stafford. Now, I need the documents but the law firm is no longer operating. What do I do?
You should call 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 Stafford of the conveyancing firm of solicitors you previously instructed, 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 are 18 days into a residential purchase having been recommend to solicitors by the high street agent to handle our conveyancing in Stafford. I am not happy. Can you you assist me in finding new conveyancers?
A conveyancer would have to be very poor to suggest changing them. Has your mortgage been sent? If so you will need to inform them of the new contact details and have the loan are re-issued. Your solicitor ideally should be on the lenders approved list to avoid supplemental charges and delays. So that should be your first question of the new lawyers. Our search tool can assist you in finding a lender approved lawyer for your conveyancing in Stafford