Is the fact that my conveyancer in Stansted is not on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters 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 contact the Stansted conveyancing practice and ask them why they are no longer on the approved list for your lender.
Are the Stansted conveyancing solicitors identified as being on the TSB conveyancing panel, together with their details provided by TSB?
Stansted conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
We are downsizing from our home in Stansted and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using an internet conveyancing practice rather than a conveyancing solicitor in Stansted. Having lived in Stansted for 5 years we know that this is a non issue. Do we contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Are there restrictive covenants that are commonly identified as part of conveyancing in Stansted?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Stansted. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am using a search engine for the term conveyancing in Stansted it reveals many property lawyersin the vicinity. How do I determine which is the suitable property lawyer for purchase transaction?
The best way of choosing the right conveyancer is through a trusted testimonial, so enquire of friends and those you trust who have purchased a property in Stansted or the local estate agent or mortgage broker. Fees for conveyancing in Stansted differ, so it's advisable to obtain a minimum of four estimates from different solicitors. Be sure to secure confirmation that the fees are fixed.