Is the fact that my conveyancer in Cowley is not on my bank's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of 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 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. Where you are concerned you should contact the Cowley conveyancing practice and ask them why they are no longer on the approved list for your lender.
We are getting closer to an exchange on a house in Cowley and my parents have sent the 10% deposit to my solicitor. I am now informed that as the deposit has been sent from someone other than me my conveyancer needs to make a notification to my bank. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I disclosed to the lender regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The conveyancing practitioner is obliged to clarify with lender to make sure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
We see that you have a search directory identifying solicitors on the HSBC conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Cowley?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cowley.
We are buying a end of terrace house in Cowley. We would like to convert the garage to a playroom at the house.Will legal investigations on the property include investigations to see if these works are prohibited?
Your property lawyer should check the deeds as conveyancing in Cowley can on occasion identify restrictions in the title documents which prevent categories of alterations or necessitated the consent of another owner. Some works require local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
is it true that all Cowley conveyancing solicitors on the HSBC conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the HSBC conveyancing panel they would need to be governed by the SRA. Many mortgage companies do permit licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
I have instructed a Cowley conveyancing practitioner having made sure that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Cowley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have justdiscovered that Arc property Solicitors have been shut down. They carried out my conveyancing in Cowley for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The quickest 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 Cowley conveyancing specialists.
Am I best advised to instruct a Cowley conveyancing practitioner based in the vicinity that I am buying? I have an old university friend who can handle the legal work however his firm is located a couple of hundredmiles drive away.
The benefit of a high street Cowley conveyancing practice is that you can visit the firm to execute paperwork, present your identification documents and pester them if necessary. Having local Cowley know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and they were impressed that must surpass using an unfamiliar Cowley conveyancing lawyer solely due to them being Cowley based.