Is the fact that my conveyancer in Wareham is not on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
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 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 simply call the Wareham conveyancing firm and ask them why they are no longer on the approved list for your lender.
As someone not used to conveyancing in Wareham what’s the number one tip you can impart for the legal transfer of property in Wareham
You may not hear this from too many lawyers but conveyancing in Wareham and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists lots of opportunity for confrontation between you and others involved in the transaction. E.g., the seller, property agent and on occasion a bank. Selecting a solicitor for your conveyancing in Wareham should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to protect your legal interests and to keep you safe.
We are witnessing a worrying emergence of a "blame" culture- someone must be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer above all other players in the conveyancing process.
We are selling our home in Wareham. Will my conveyancer have to be on the Nationwide conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
The deeds to my house can not be found. The conveyancers who conducted the conveyancing in Wareham 5 years ago no longer exist. Will I be able to sell the house?
Assuming you have a registered title the details of your proprietorship will be documented by HMLR under a Title Number. It is easy to execute a search at the Land Registry, locate your house and secure up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
Are there any apps to assist me to search for a Wareham solicitor on the Norwich and Peterborough Building Society conveyancing panel? I am a keen cyclist and am willing to travel upto 20miles to meet the conveyancer.
Feel free to make use of the tool on this page. Please select a bank and your location and you will see a number of Wareham conveyancing lawyers locally. We have listed some Wareham conveyancing firms towards the end of this page and you can contact them to verify whether they are on the Norwich and Peterborough Building Society member panel