Am I correct in assuming that the fact that my conveyancer in Chislehurst is not on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
That is more than likely an incorrect 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 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. Should you be concerned you should contact the Chislehurst conveyancing firm and ask them why they are no longer on the approved list for your bank.
At what point will exchange of contracts occur in residential conveyancing in Chislehurst and do I need to attend the solicitors branch?
Where you are local to one of the conveyancing solicitors in Chislehurst you are welcome to come in to sign contracts. However, the lender approved solicitors we recommend provide countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when communicating with you electronically. The signing of the property agreement is not the critical part. Signing on the dotted line is just a prerequisite for the firm to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Chislehurst)to be in the office available at the end of the phone to exchange contracts.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Chislehurst. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this possible?
Given you plan to refinance then Principality will require that you use a conveyancer on the Principality conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Principality conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Principality mortgage is registered as a charge at the Land Registry.
I have recentlydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Chislehurst for a purchase of a freehold house 18 months ago. How can I check that my home is in my name in the name of the previous owner?
The easiest way to see if the premises is registered to you, 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 Chislehurst conveyancing specialists.
I have been advised by numerous selling agents in Chislehurst to choose a property lawyer using your seach tool. What’s the financial upside for Estate Agents to market your services over alternative conveyancing organisations?
We don’t make any commission for directing people in our direction. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Please can you refer me to a lawyer for buying a bungalow? Ideally someone in the Chislehurst area, who will contact me via email - not someone who insists on slow mail or fax.
LenderPanel.com is limited to being a directory service for property lawyers who wish to be listed as being on the approved conveyancing panel for TSB in certain areas for instance Chislehurst . We dont recommend any particular property lawyer.