Am I correct in assuming that the fact that my conveyancer in Watchet is not listed on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 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) low volume 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. Where you are concerned you should contact the Watchet conveyancing firm and enquire why they are no longer on the approved list for your bank.
I have todayfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in Watchet for a purchase of a leasehold apartment 9 months ago. How can I check that my home is in my name in the name of the previous owner?
The easiest method to check if the premises is in your name, 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 Watchet conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Watchet is the location of the property. Can you offer any guidance?
Flying freeholds in Watchet are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Watchet you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Watchet may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My husband and I are one month into a leasehold purchase having been directed to conveyancers by the local agent to perform conveyancing in Watchet. I am not happy. Can you you assist me in finding new lawyers?
A lawyer would have to be very bad to suggest replacing them. Has your loan offer been sent? If so you need to inform them of the new lawyer and ensure the loan are re-issued. Your conveyancer needs to be on the banks approved list to avoid added costs and frustration. So that should be your starting point. Our search tool will assist you in finding a lender approved solicitor for your home move in Watchet
How does one as executor remove a departed person's details from the title deeds for a property in Watchet?
If a Watchet property is jointly owned and one of the proprietors passes away, the name will not immediately be removed from the Land Registry title. You are not required to amend the title as when it comes to a sale you would just be required to evidence why the co proprietor is missing from the contract, such as the probate documents.
With a view to making things smoother in the future you can arrange to have the deceased name removed from the title register by applying to HMLR with proof of the death. There is no fee from the Registry for this service.