Is the fact that my solicitor in Upper Holloway is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent 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) 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 Upper Holloway conveyancing practice and ask them why they are no longer on the approved list for your bank.
Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Upper Holloway so that I can pop in to their offices if required.
Most conveyancing panel lawyers for lenders undertake all of the work via the post, e-mail or over the phone. This enables them to conduct the legal work for your home move regardless of where you live in England or Wales. That being said you can see if you can still book an appointment to visit conveyancing lawyer if needed.
Me and my brother have a 4 bedroom Victorian property in Upper Holloway. Conveyancing solicitor acted for me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the exact same address. Is it worth asking The Mortgage Works to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Upper Holloway and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing practitioner who conducted the work.
Due to the input of my in-laws I had a survey completed on a property in Upper Holloway before instructing conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies tend refuse to grant a loan on this type of premises.
It depends who your proposed lender is. Santander has different instructions from Nationwide. If you call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Upper Holloway. Conveyancing will be smoother if you use a solicitor in Upper Holloway especially if they regularly deal with such properties in Upper Holloway.
Is it the case that all Upper Holloway law firms on every bank conveyancing panel?
The Lexsure search tool on this page may be of use or you can go into your local bank branch in Upper Holloway. Chances are that they will know some good conveyancing solicitors in Upper Holloway