Am I correct in assuming that the fact that my conveyancer in Somerton is not listed on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
That is more than likely a wrong assumption to make. 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 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 Somerton conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
My relative advised me that if I am purchasing in Somerton I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Somerton conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Somerton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Somerton Education with plans and statistics, Local Amenities and other useful information concerning Somerton.
I have recentlybeen informed that Arc property Solicitors have been shut down. They conducted my conveyancing in Somerton for a purchase of a leasehold flat 10 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The easiest method to see if the premises is in your name, 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 Somerton conveyancing specialists.
How does conveyancing in Somerton differ for new build properties?
Most buyers of new build residence in Somerton approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because builders in Somerton usually purchase the real estate, 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 property lawyers 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 accustomed to new build conveyancing in Somerton or who has acted in the same development.
My partner has urged me to appoint his lawyers for conveyancing in Somerton. Should I find my own property lawyer?
Much as we are happy to recommend a Somerton conveyancing lawyer the best way to choose a conveyancing practitioner is to get feedback from friends or family who have actually experience in using the conveyancer that you are are thinking of instructing.
I would be grateful if you could clarify what my options are if my Somerton conveyancing searches reveals negative results?
Ordinarily, almost all adverse entries arising from Somerton conveyancing search results can be handled prior to completion or indemnity insurance could possibly be taken. It is crucial to note that even though you intend on purchasing the premises and might be content to live with the search results, your building society or bank may not, and ultimately the decision rests with them.