Unfortunately I am unable to travel far from St Mary Cray. Is there a reason why all St Mary Cray conveyancing practitioners are not on all mortgage company panels?
Banks highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. This resulted in lenders removing less reputable firms off their official list of approved conveyancers .
Do banks and building societies provide you with an approved list of St Mary Cray conveyancing solicitors? How do you know who is on the Lloyds conveyancing panel?
St Mary Cray conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
I am planning to acquire a flat and need a conveyancing solicitor in St Mary Cray who is on the TSB conveyancing. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for TSB in certain locations such as St Mary Cray. We dont recommend any particular firm.
The deeds to my property can not be found. The conveyancers who did the conveyancing in St Mary Cray 5 years ago no longer exist. What are my next steps?
You no longer need to hold title original deeds to evidence that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. St Mary Cray is where the house is located. Is there any guidance you can give?
Flying freeholds in St Mary Cray are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Mary Cray you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Mary Cray may determine 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 property.
Should I appoint a St Mary Cray conveyancing solicitor based in the location that I am hoping to buy? An old friend can deal with the legal work however his firm is located approximately 350miles drive away.
The benefit of a high street St Mary Cray conveyancing firm is that you can drop in to execute paperwork, present your ID and pester them where appropriate. Having local St Mary Cray know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and on the whole were content that must outweigh using an unknown St Mary Cray conveyancing solicitor solely due to them being local.