Am I correct in assuming that the fact that my solicitor in Talbot Green is not on my lender's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 Talbot Green conveyancing practice and ask them why they are no longer on the approved list for your bank.
My husband and I are only a couple days away from an exchange on a property in Talbot Green and my parents have sent the 10% deposit to my conveyancer. I am now advised that as the deposit has been received from someone other than me my property lawyer needs to make a notification to my lender. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I informed the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for this now to be an issue?
Your conveyancing practitioner is legally required to check with the bank to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
It is 10 years ago since I bought my home in Talbot Green. Conveyancing lawyers have recently been retained on the sale but I am unable to track down my title deeds. Will this cause complications?
Don’t worry too much. First the deeds may be kept by your lender or they may stored with the solicitor who handled the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Talbot Green involves registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.
I was advised by a few property agents in Talbot Green to find a solicitor using your seach tool. What’s the financial upside for Estate Agents to offer your services ahead of a competitor’s?
We don’t offer any referral fee for sending work our way. We thought it would be too underhand to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Am I better off to use a Talbot Green conveyancing solicitor in close proximity to the house I am purchasing? We have a good friend who can deal with the legal formalities however her office is a couple of hundredkilometers drive away.
The benefit of a high street Talbot Green conveyancing firm is that you can visit the firm to sign documents, present your identification documents and pester them if necessary. They will also have local intelligence which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and the majority were impressed that should outweigh using an unknown Talbot Green conveyancing solicitor just because they are local.