Am I correct in assuming that the fact that my solicitor in Mapperley is not on my bank's conveyancing panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are plenty of 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. Should you be concerned you should contact the Mapperley conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
My fiance and I intend to purchase a newly converted flat in Mapperley with a loan from Bank of Ireland.We like our Mapperley conveyancing solicitor but Bank of Ireland says she’s not on their approved list of firms. We have to appoint a Bank of Ireland panel firm or keep our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Bank of Ireland use our lawyer?
No, not really. The loan issued to you contains terms and conditions, one of which will be that lawyers must be on the Bank of Ireland solicitor panel. Until recently, most mortgage companies 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 lawyer to apply to be on the conveyancing panel for Bank of Ireland
I have been told that property searches are the main reason for obstruction in Mapperley conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of slowing down conveyancing in Mapperley.
I have todaybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Mapperley for a purchase of a leasehold flat 18 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The quickest way to see if the property is registered to you, you can carry out 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 Mapperley conveyancing specialists.
In sourcing the web for the words on line conveyancing in Mapperley it shows results of numerous solicitorsin the area. With so much choice what is the best way to find the right conveyancer for me?
The ideal way of finding the right conveyancer is via trusted testimonial, so enquire of friends and family who have bought a property in Mapperley or a local estate agent or financial adviser. Fees for conveyancing in Mapperley vary, so it's sensible to obtain a minimum of four fee estimates from varying types of solicitors. Make sure that you clarify that the fees are fixed.
Why do I have to provide my solicitor with a list of items of identification before I can proceed with selling or purchasing a property in Mapperley?
Mapperley lawyers are obliged by the Law Society, Solicitors Regulation Authority, the Land Registry and current Money Laundering Regulations to record that the have checked the identity of their clients. It is also sometimes a condition of your lender if you are obtaining a mortgage. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, national insurance number and DOB.