Is the fact that my conveyancer in Goddington is not identified on my bank'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 plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters 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 simply call the Goddington conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I am acquiring a house mortgage free in Goddington. I have resided for the previous twelve years in Goddington. Conveyancing searches are expensive. Given that I have knowledge of the road and vicinity very well must I have all the conveyancing searches?
If you not getting a mortgage, then almost all of the Goddington conveyancing searches are at your discretion. Your conveyancer will try and steer you, no-doubt strongly, that you should have searches completed, but he has a professional duty to do this. One thing to bear in mind; if you are intend to sell the house one day, it will likely be be of relevance to your future purchaser what the searches determine. On occasion premises with day to day issues can still reveal detrimental search results. A competent conveyancing solicitor in Goddington will be able to give you some helpful guidance here.
We're in Goddington, First timers purchasing with a mortgage (lender is Principality , and our solicitor is on the Principality conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I used Stirling Law several years ago for my conveyancing in Goddington. I now require my file however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Goddington of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What is different about your site and alternative web based conveyancing solicitors for conveyancing in Goddington?
At this site get a conveyancing quote via a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Goddington. As opposed to estate agents and brokerage sites we do not operate commission arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the highest per referral, not the best value conveyancing in Goddington
My wife and I have selected a Goddington conveyancing solicitor for our home move (novice purchasers) and have picked up in the engagement letter that they are not governed by the Financial Conduct Authority. Am I right to be worried or is that usually the case with property lawyer?
We can't see why they should be. Most lawyer don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who have stringent conditions in relation to amounts sitting in their bank.