Am I correct in assuming that the fact that my solicitor in West Wittering is not on my bank's conveyancing panel that there is a problem with the standard of her work?
That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% 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. Should you be concerned you should simply call the West Wittering conveyancing practice and ask them why they are no longer on the approved list for your bank.
I require conveyancing for an apartment in a fairly new development (five years built) in West Wittering. 95% of the properties are already sold. Do I need carry out the local searches as part of conveyancing in West Wittering?
You are putting yourself at risk in not carrying out West Wittering conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that your solicitor conducts them. Where time pressures and expenses are primary concerns you should consider with your lawyer about the options such as lack of search insurance available to you
We are selling our apartment in West Wittering. Does the conveyancer need to be on the Lloyds conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Lloyds 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 panel criteria fairly frequently at the moment.
What will a local search tell me regarding the property I am buying in West Wittering?
West Wittering conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for example Searchflow The local search is essential in every West Wittering conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search will supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who dealt with the conveyancing in West Wittering 10 years ago have long since closed. Will I be able to sell the house?
Gone are the days when you need to hold title official documentation to evidence that you are the owner of your registered land or premises, as the Land Registry hold details of all registered land or property electronically.