Am I correct in assuming that the fact that my solicitor in Stowmarket is not listed on my bank's conveyancing panel that there is a problem with the standard of her work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 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. Should you be concerned you should simply call the Stowmarket conveyancing firm and enquire why they are no longer on the approved list for your bank.
My fiance and I intend to purchase a newbuild apartment in Stowmarket with a homeloan from Bank of Ireland.We like our Stowmarket conveyancing practitioner but Bank of Ireland says her practice is not on their "panel". It seems we are left with little choice but to instruct a Bank of Ireland panel solicitor or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Bank of Ireland use our lawyer?
Unfortunately,no. The loan offered to you is subject to its various provisions, one of which will be that solicitors must be on the Bank of Ireland approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Bank of Ireland
A friend advised me that where I am purchasing in Stowmarket I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Stowmarket conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Stowmarket 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 statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Stowmarket.
The deeds to our house are lost. The solicitors who handled the conveyancing in Stowmarket 4 years ago have long since closed. What are my next steps?
Assuming the title is registered the information relating to your proprietorship will be documented by HMLR under a Title Number. It is easy to execute a search at the Land Registry, identify your house and order up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
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At this site secure an accurate quote from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Stowmarket. As opposed to estate agents and many comparison sites we do not charge firms a commission if you instruct them for your home move in Stowmarket