My mortgage broker has asked me for my Rocester law firm’s panel reference for the Nat West conveyancing panel. How do I obtain this. I have contacted my local Rocester branch but they have not responded to me.
Have you tried speaking to your Rocester conveyancing practitioner about this?. Most Rocester law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
My Solicitor in Rocester has never been on on the Santander Conveyancing Panel. Can I still use my prefered solicitor even though they are excluded from the Santander panel?
The limited options open to you here include:
- Complete the purchase with your existing Rocester solicitors but Santander will need to retain a solicitor on their list of acceptable firms. This will inevitably rack up the overall legal fees as well as cause frustration.
- Get an alternative practitioner to act in the conveyancing, not forgetting to check they are Persuade your conveyancer to use their best endeavours to join the Santander conveyancing panel
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who handled the conveyancing in Rocester 4 years ago have long since closed. Will I be able to sell the house?
Assuming you have a registered title the details of your proprietorship will be held by HMLR under a Title Number. It is easy to carry out a search at the Land Registry, locate your house and order up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Rocester is where the house is located. Can you shed any light on this issue?
Flying freeholds in Rocester are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rocester you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rocester may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I have been sourcing a conveyancing lawyer in Rocester for my house move. Can I review a solicitor's record with the profession’s regulator?
You may find presented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For information Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.
A licensed conveyancer dealt with my conveyancing in Rocester half a dozen years past having archived my deeds but has since been shut down – how do I retreive them?
Deeds, as such, no longer exist as most properties in Rocester are archived digitally at Land Registry. Where you need to prove ownership or are disposing of or refinancing your property lawyer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.