Am I correct in assuming that the fact that my solicitor in Gotham is not identified on my bank's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of 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 top 5 reasons are as follows: (1) lack 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 simply call the Gotham conveyancing practice and enquire why they are no longer on the approved list for your lender.
I had intended to instruct a conveyancing solicitor in Gotham for our house purchase. Our financial adviser informed us that our mortgage company Britannia won't deal with them. Why is this not regarded as unduly restrictive?
A decade ago most mortgage companies had an appetite for risk which was higher than today. Almost all Gotham conveyancing firms would have been on most lender panels. The FSA in 2010 conducted a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms about their operations and the individuals who work for them and set certain criteria such a completing on a minimum volume of transactions. Many Gotham conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Gotham is one of the many areas where the solicitors we list are are approved Britannia.
We are purchasing a apartment in Gotham. It might be a silly question but how we can trust a solicitor? At some point we will need to send money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am assisting my aunt sell her house in Gotham. Does the conveyancing solicitor commission an energy assessment or should I organise this?
Following the demise of Home Packs, EPC’s remained a mandatory part of selling a property. An EPC must be to hand in advance of the property being put on the market. It is not a task that solicitors normally organise. If you are using a Gotham conveyancing solicitor they may be willing to arrange energy performance certificates due to their contacts with long established local energy assessors
My fiancee and I are in the throws of viewing houses in Gotham and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Leeds Building Society.
It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are taking out a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.
I used Wolstenholmes several years past for my conveyancing in Gotham. Now, I need the files however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 Gotham 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.
I have been on the look out for a ground for flat up to £305k and found one close by in Gotham I like with open areas and transport links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Gotham suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you need a mortgage the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
Is it possible to transfer to a new conveyancer as I have to find a firm on the Coventry Building Society conveyancing panel. I instructed a family conveyancing solicitor in Gotham five minutes from me but she is not accepted by Coventry Building Society
It would be our pleasure to help you select a conveyancing solicitor in Gotham on the Coventry Building Society panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Gotham. In making use of search facility on this website, you can compare fees for conveyancing solicitors in Gotham and throughout England and Wales.