Is the fact that my conveyancer in Page Green is not on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
That would most likely be a wrong assumption to make. There are plenty of plausible explanations. A recent 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) low volume 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 Page Green conveyancing practice and enquire why they are no longer on the approved list for your lender.
It is 10 years ago since I bought my house in Page Green. Conveyancing solicitors have recently been instructed on the sale but I am unable to track down my title documents. Is this a problem?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by the mortgage company or they could be in the possession of the conveyancers who handled the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Page Green relates to registered property but in the rare situation where your home is unregistered it is more problematic but is resolvable.
Can you clarify what the consequences are if my lawyer’s firm is removed from the Co-operative Conveyancing panel ahead of completing my conveyancing in Page Green?
The first thing to point out is that, 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.
What will a local search inform me regarding the house I am purchasing in Page Green?
Page Green conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for instance Xpress Legal The local search is essential in every Page Green conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
How does conveyancing in Page Green differ for newly converted properties?
Most buyers of new build premises in Page Green come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because developers in Page Green tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Page Green or who has acted in the same development.
My partner and I have just had an offer accepted on a property and had an appointment on Wednesday with Leeds Building Society for the mortgage. They have informed me that when it comes to selecting a conveyancer that unless they are on their approved panel of property lawyers then we will incur a further charge of £200. This is is due to the fact that they will then have to instruct a conveyancer to act on their behalf as well as the one we choose to act for ourselves and we assume responsibility for their fees. I have asked Leeds Building Society to supply me with a list so I can seek quotes only from their approved conveyancers but was told they dont have such a list to hand over. Is there a list online?
You should ask Leeds Building Society what their panel criteria is for a solicitor.Then ask the solicitor of your choice whether they fit that criteria and have they acted on loans for Leeds Building Society previously. If the answer to those is yes, then just double check with Leeds Building Society. Alternatively please utilise our search tool and we may be able to find you a solicitor in Page Green on the panel for Leeds Building Society.