Much to our surprise we have been advised by our estate agent that my Wool solicitor is not on the lender Solicitor panel. How can I be sure whether this is correct?
You need to contact your Wool lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
Last February we completed a house move in Wool. We have noticed several problems with the property which we believe were overlooked in the conveyancing searches. What action can we take? What searches should? have been carried out as part of conveyancing in Wool?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Wool. Conveyancing searches and investigations undertaken during the buying process are designed to help avoid problems. As part of the process, a seller fills in a form known as a SPIF. answers turns out to be misleading, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Wool.
Are the BSA intent on creating a online directory to list firms on the Earl Shilton BS conveyancing panel for instance in Wool?
We are not aware of any intention on the part of the BSA to develop such a register.
My wife and I purchased a semi-detached Edwardian house in Wool. Conveyancing solicitor acted for me and Barclays Direct. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wool and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.
Should I be suspicious that estate agents that I am dealing with are recommending a factory type conveyancing firm as opposed to a High Street Wool conveyancing practice?
As is the case with lots of professional services, often referrals from family and friends can be very helpful. But there are numerous parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders may suggest conveyancers to select. Sometimes these conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there might be a commercial relationship behind the endorsement. You are free to choose your own lawyer. However, bear in mind that most lenders specify a panel list of law firms you have to use for the lender related work in your conveyancing.
My partner has recommend that I use his conveyancers in Wool. Should I use them?
No doubt it’s preferable to find a conveyancing lawyer is to get feedback from friends or family who have experience in using the conveyancer that you are considering.