Is the fact that my solicitor in Highbridge is not on my lender's conveyancing panel that there is a problem with the standard 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 revealed 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. If you are concerned you should contact the Highbridge conveyancing firm and enquire why they are no longer on the approved list for your lender.
The Highbridge conveyancing firm handling our Highbridge conveyancing has identified an inconsistency between the surveyor’s assumptions in the valuation report and what is in the conveyancing documents. My lawyer has advised that he must check that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance appropriate?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Are the Highbridge conveyancing solicitors identified as being on the Principality conveyancing panel, together with their details provided by Principality?
Highbridge conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
Just bought a semi-detached house in Highbridge , how long will it take for the Land Registry to register my ownership? My Highbridge conveyancing solicitor works at snail pace, so I want to be sure that my ownership is recorded.
As far as conveyancing in Highbridge is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can differ according to the party submitting the application, whether there are errors and if the Land registry must send notices to any 3rd persons or bodies. At present approximately three quarters of such applications are fully addressed in less than three weeks but occasionally there can be longer delays. Historically registration is effected after the new owner has moved in to the property thus an expedited registration is not always top priority but where there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.
My husband and I are first time buyers - had an offer accepted, yet the estate agent advised that the seller will only proceed if we instruct the agent's recommended lawyers as they are insisting on a ‘quick sale’. We would rather use a local conveyancer used to conveyancing in Highbridge
We suspect that the seller is not behind this ultimatum. Should the owner require ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Try to communicate with the owners directly and explain that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to instruct your preferred Highbridge conveyancing lawyers - not the ones that will earn their estate agent a commission or hit his conveyancing figures pre-set by corporate headquarters.
I'm selling a bungalow in Highbridge. I have found my conveyancer's company on the Law Society's list, but I can't locate my conveyancer's name as listed on the regulator's website. Is this a big problem?
Not every individual in the law firm must be listed by the regulator. As long there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unlicensed staff.