Is the fact that my solicitor in Walton is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her work?
That would most likely be a wrong assumption to make. There are plenty of 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) lack 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. If you are concerned you should simply call the Walton conveyancing firm and enquire why they are no longer on the approved list for your lender.
It is a dozen years since I bought my house in Walton. Conveyancing solicitors have now been appointed on the sale but I can't find my title deeds. Will this cause complications?
You need not be too concerned. First the deeds may be kept by your mortgage company or they may be in the possession of the solicitor who oversaw your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Walton relates to registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.
I just acquired a house at auction in Walton. Conveyancing is needed. What happens now?
Given that you have now legally committed yourself to purchase you should retain a conveyancing lawyer soon as you will have a pending a fixed date to complete the property. All auction property will ordinarily have an associated legal pack. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You must pass this on to the solicitor instructed by you at the earliest opportunity. Do make sure that your finances are organised to complete the transaction on the set completion date.
We were going to get a OIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Walton solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Walton solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
Completion of my remortgage has taken place for my property in Walton. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I have recentlydiscovered that Wolstenholmes have closed. They conducted my conveyancing in Walton for a purchase of a freehold house 9 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The easiest way to see if the property is registered to you, you can make 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 Walton conveyancing specialists.
My partner has suggested that I use his lawyers for conveyancing in Walton. Should I choose my own conveyancer?
No doubt it’s preferable to choose a conveyancing practitioner is to seek recommendations from friends or family who have previously instructed the firm that you are considering.