Am I correct in assuming that the fact that my conveyancer in Epworth is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should simply call the Epworth conveyancing practice and enquire why they are no longer on the approved list for your lender.
Me and my partner are soon to complete buying a house in Epworth but as a consequence of wreckage from the recent storms I have managed to agree recompense from the seller of £3k in the form of a adjustment in the price. This was going to be addressed as part of a side agreement yet Lloyds will not agree to this. Should they have been notified?
Any property lawyer being on a Lloyds conveyancing panel is duty bound to advise Lloyds of any amendments to the purchase price. If you were to refuse your solicitor to report the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new lawyer for your conveyancing in Epworth.
As someone not used to conveyancing in Epworth what’s your top tip you can give me concerning the house moving process in Epworth
You may not hear this from too many lawyers but conveyancing in Epworth and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists plenty of opportunity for conflict between you and other parties involved in the home moving process. For example, the seller, property agent and on occasion your bank. Appointing a solicitor for your conveyancing in Epworth an important selection as your conveyancer is your adviser, and is the ONLY party in the legal process whose role it is to act in your best interests and to keep you safe.
There is a definite increase in the "blame" culture- someone must be blamed for the process being so protracted. You must always trust your solicitor above the other parties when it comes to the legal transfer of property.
I have been told that property searches are a common reason for delay in Epworth house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Epworth.
I used Arc property Solicitors several years ago for my conveyancing in Epworth. I now require my file but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Epworth of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the advice of my in-laws I had a survey completed on a house in Epworth prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some lenders tend not grant a mortgage on such a home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. Should you wish to telephone us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Epworth. Conveyancing may be slightly more expensive based on your lender's requirements.