I can't travel far from Taplow. Can you please spell out why all Taplow solicitors are not on all lender panels?
A decade ago most banks exhibited an approach to risk which is different than today. The FSA in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing practitioners on your panel. Accordingly, mortgage companies have since looked to extract more data from law firms concerning their operations and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Hundreds of law practices have found themselves removed from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the minimum volume of transactions the mortgage companies required.
It is 10 years ago since I purchased my home in Taplow. Conveyancing lawyers have now been retained on the sale but I can't locate my deeds. Is this a major issue?
You need not be too concerned. First there is a chance that the deeds will be with the mortgage company or they could be in the possession of the conveyancers who acted in your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Taplow involves registered property but in the rare situation where your home is not registered it is more tricky but is resolvable.
I require fast conveyancing in Taplow as I am under a deadline to complete inside 4 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a mortgage free purchaser you have the choice not to have searches conducted although no solicitor would advise that you don't. With lots of history conveyancing in Taplow the following are instances of issues that can show up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...
I have recentlybeen informed that Stirling Law have been shut down. They carried out my conveyancing in Taplow for a purchase of a leasehold flat 10 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?
The quickest way to check if the property is registered to you, you can carry out 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 Taplow conveyancing specialists.
My brother has urged me to appoint his conveyancing solicitors in Taplow. Should I find my own solicitor?
There are no two ways about it it’s preferable to select a conveyancing lawyer is to get recommendations from friends or relatives who have experience in using the conveyancer that you are considering.