Is the fact that my conveyancer in Johnstown is not on my bank's solicitor panel that there is a problem with the standard of her work?
That is most likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. Where you are concerned you should simply call the Johnstown conveyancing practice and ask them why they are no longer on the approved list for your bank.
I am buying a terraced house in Johnstown. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Johnstown you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Johnstown.
I require quick conveyancing in Johnstown as I am faced with pressure to complete inside one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are not taking a mortgage you are at free not to have searches conducted although no law firm would recommend that you don't. With lots of history conveyancing in Johnstown the following are instances of what can appear and therefore affect the marketability of the property: Enforcement Notices, Outstanding Fees, Outstanding Grants, Road Schemes,...
The deeds to my house are lost. The solicitors who conducted the conveyancing in Johnstown 5 years ago have long since closed. What are my options?
You no longer need to have the physical deeds to evidence that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
I am one month into a residential purchase having been directed to solicitors by the estate agent to perform conveyancing in Johnstown. We are not happy. Could you you assist me in finding new solicitors?
A solicitor would need to be really bad in order to consider replacing them. Has your mortgage been issued? In the event that it has you must inform them of the new contact details and ensure the offer are re-sent. Your new solicitor ideally should be on the mortgage company approved list to avoid supplemental charges and delays. So that should be your first question of the new conveyancers. The find a solicitor tool can help you find a lender approved solicitor for your conveyancing in Johnstown
Is planning consent needed to change a house into two appartments in Johnstown? This has occurred to a property adjacent to my home in Johnstown and was not aware of it happening until the works were done.
Planning consent is needed for converting a single dwelling in Johnstown into flats but possibly not for reverting once again to single dwelling-house so, in answer to your question, yes,a it is required.