Is the fact that my solicitor in North Cave is not on my lender's conveyancing panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a 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 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 North Cave conveyancing firm and ask them why they are no longer on the approved list for your bank.
It is is a decade since I bought my property in North Cave. Conveyancing lawyers have just been retained on the sale but I can't find the title documents. Is this a problem?
You need not be too concerned. Firstly the deeds may be with the mortgage company or they could be in the possession of the conveyancers who handled your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in North Cave involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
Can you clarify what the consequences are if my solicitor is suspended from the Coventry BS Conveyancing panel ahead of completing my conveyancing in North Cave?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Have purchased a a terraced house in North Cave , how long should it take for the Land Registry to record my proprietorship? My North Cave conveyancing solicitor works at snail pace, so I want to be certain that my name is registered.
As far as conveyancing in North Cave registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether there are errors and if the Land registry need to notify any interested persons or bodies. At present approximately three quarters of such applications are completed in less than three weeks but some can be subject to protracted hold-ups. Historically registration takes place once the purchaser has moved in to the property so registration formalities is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.
I opted to have a survey done on a house in North Cave before appointing lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks may refuse to give a mortgage on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. If you call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in North Cave. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in North Cave to see if the conveyancing costs will increase in light of this.
I need to find a conveyancing solicitor for leasehold conveyancing in North Cave. I happened to chance upon a web site which seems to have the perfect offering If it is possible to get all the legals done via web that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?