Is the fact that my solicitor in Louth is not identified on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 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. If you are concerned you should contact the Louth conveyancing practice and ask them why they are no longer on the approved list for your bank.
We are buying a 1 bedroom flat in Louth with a loan from Lloyds TSB Bank.We would like to retain our Louth conveyancing solicitor but Lloyds TSB Bank says his firm is not listed on their approved list of firms. we are left little option but to use a Lloyds TSB Bank panel firm or retain our local solicitor and pay for a Lloyds TSB Bank panel lawyer to represent them. This seems very unfair; Can we not simply insist that Lloyds TSB Bank use our lawyer?
Unfortunately,no. The loan offered to you contains various provisions, a common one being that lawyers must be on the Lloyds TSB Bank approved list. in the past, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Lloyds TSB Bank
I have recentlybecome aware that Wolstenholmes have closed. They conducted my conveyancing in Louth for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is in my name in the name of the previous owner?
The easiest method to see if the premises is registered to you, you can make 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 Louth conveyancing specialists.
I am looking for a ground for flat up to £235,500 and found one round the corner in Louth I like with open areas and transport links in the vicinity, the downside is that it's only got 61 years on the lease. I can't really find anything else in Louth suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage the shortness of the lease may be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you can request that they 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 speak to your conveyancing solicitor about this matter.
I am looking to sell my home. My past solicitors closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Louth if that affects matters.
Do use our search tool to help you choose a solicitor for your conveyancing in Louth. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
I see that you have a post code search directory listing law firms on the mortgage company conveyancing panel. Do Louth conveyancing companies pay you a referral fee if I instruct them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Louth.