Is the fact that my conveyancer in Almondsbury is not identified on my lender's solicitor panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. 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) lack 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. Where you are concerned you should simply call the Almondsbury conveyancing practice and ask them why they are no longer on the approved list for your bank.
Our solicitor has discovered a a problem with the lease for the flat we are buying in Almondsbury. The other side have suggested defective title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancer says that he must check that the lender is willing to move forward with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
As a novice what is the most important number one tip you can impart concerning purchase conveyancing in Almondsbury?
You may not hear this from too many lawyers but conveyancing in Almondsbury and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and other parties involved in the house moving process. For instance, the seller, estate agent and on occasion your lender. Appointing a law firm for your conveyancing in Almondsbury an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to protect your best interests and to keep you safe.
Sometimes a potential adversary may try and sway you that it is in your interests to do things their way. For example, the selling agent may claim to be assisting by suggesting your lawyer is dragging his heels. Or your financial adviser may try to convince you to do take action that is against your conveyancers advice. You should always trust your lawyer above all other parties in the conveyancing process.
My wife and I have recently appointed a conveyancing solicitor in Almondsbury. I I am struggling to find out if they are on the Birmingham Midshires conveyancing panel. Could you or the lender confirm if they are on the panel?
You should phone the lawyer and enquire whether they can act for the bank. Otherwise please call Birmingham Midshires who may be able to assist.
Are there restrictive covenants that are commonly identified as part of conveyancing in Almondsbury?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Almondsbury. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am selling my property. My former solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Almondsbury if that makes things easier.
Do use our search tool to help you choose a solicitor for your conveyancing in Almondsbury. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.