It has come to my attention via my mortgage broker that my Abbots Langley property lawyer is not on the bank Solicitor panel. How can I be sure if this is correct?
You need to call your Abbots Langley lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
My property lawyer in Abbots Langley is not listed on the Coventry Building Society Solicitor Panel. Can I still retain my prefered solicitor notwithstanding that they are excluded from the Coventry Building Society panel of approved conveyancing solicitors?
The limited options available to you here include:
- Carry on with your existing Abbots Langley solicitors but Coventry Building Society will need to retain a lawyer on their list of acceptable firms. This will result in additional total conveyancing charges and cause frustration.
- Choose a new practitioner to act in the purchase, obviously checking they are Coventry Building Society approved.
- Persuade your Coventry Building Society solicitor to seek to join the Coventry Building Society panel
I have been told that property searches are the main cause of hinderance in Abbots Langley conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Abbots Langley.
The deeds to my property are lost. The conveyancers who dealt with the conveyancing in Abbots Langley 5 years ago no longer exist. What are my next steps?
You no longer need to have the physical deeds to evidence that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
I have been sourcing a conveyancing practitioner in Abbots Langley for my house move. Can I check a solicitor's record with the legal regulator?
Anyone can read published Solicitor Regulator Association (SRA) determinations arising from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator could recorded call for training reasons.
My husband and I are buying a 2 bedroom flatin Abbots Langley with a mortgage from a bank. We have a solicitor in Abbots Langley however our lender advise he's not approved on their "panel". It seems we have little choice but to instruct one of the our bank panel firms or keep our Abbots Langley solicitor and incur the extra legals for one of their panel ones to represent our bank. We feel as though this is unjust; is there anything we can do?
No, not really. The lender mortgage issued is subject to conditions, one of which will be that lawyers will on the lender's conveyancing panel. in the past, most mortgage companies had open panels, including almost all conveyancing solicitors in Abbots Langley : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your bank.