Am I correct in assuming that the fact that my conveyancer in Bacup is not identified on my mortgage company'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 plausible explanations. Just recently a 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 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 simply call the Bacup conveyancing practice and ask them why they are no longer on the approved list for your bank.
Are the BSA planning on creating a search tool with a view to list firms on the Coventry BS conveyancing panel for instance in Bacup?
We would not expect to be advised of any plans on the part of the BSA to promote such a search facility.
We are purchasing a house and the lawyer has mentioned Chancel Repair for which the property may be liable because it falls into the area of such a church. He has mentioned insurance. Is this strictly warranted for conveyancing in Bacup
Unless a previous purchase of the premises took place post 12 October 2013 you may assume that solicitors carrying out conveyancing in Bacup to continue to suggest a chancel search and or chancel repair liability insurance.
I decided to have a survey done on a property in Bacup ahead of retaining lawyers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some banks will refuse to issue a loan on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bacup. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I best advised to go with a Bacup conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can execute the conveyancing but his firm is located over three hundred kilometers drive away.
The benefit of a local Bacup conveyancing practice is that you can drop in to sign paperwork, hand in your ID and pester them where appropriate. Having local Bacup know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and on the whole were impressed that should trump using an unknown Bacup conveyancing lawyer just because they are round the corner.
My cousin is purchasing a basement flat in Bacup. He has received an estimate by the solicitor recommended by the selling agents totaling £1275 . It was ten years ago I sold and bought a home and the fee was £500. Have fees really gone up that much?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Bacup searches, land registry fees, etc)