Am I correct in assuming that the fact that my conveyancer in Forestdale is not identified on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters 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 Forestdale conveyancing firm and enquire why they are no longer on the approved list for your bank.
It is is a decade since I bought my property in Forestdale. Conveyancing solicitors have just been instructed on the sale but I am unable to find my title documents. Will this cause complications?
Don’t worry too much. Firstly the deeds may be retained by the lender or they could be in the possession of the solicitor who oversaw the purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Almost all conveyancing in Forestdale relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
Various internet forums that I have frequented warn that are the main reason for stalling in Forestdale house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Forestdale.
I have recentlybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Forestdale for a purchase of a freehold house 12 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The easiest way to see if the property is registered to you, you can carry out 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 Forestdale conveyancing specialists.
About to purchase a new build flat in Forestdale. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Forestdale
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared.
I need to instruct a conveyancing practitioner in Forestdale for my home move. Is there any facility to review a solicitor's record with the legal regulator?
Anyone can review presented Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator may recorded call for training reasons.