Is the fact that my solicitor in Bath is not on my lender's conveyancing panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters 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. Should you be concerned you should contact the Bath conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Completed the sale of my flat in Bath last April yet the purchaser is telephoning me to moan that their conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
After completion of your disposal your lawyer is obliged to forward the transfer documentation and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor must also confirm that the home loan has been redeemed to the buyers lawyers. There are no post completion tasks peculiar conveyancing in Bath.
I am downsizing from our home in Bath and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers used an online conveyancing practice rather than a conveyancing solicitor in Bath. Having lived in Bath for six years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who conducted the conveyancing in Bath 10 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 recorded by the Land Registry with a Title Number. It is possible to execute a search at the Land Registry, locate your house and obtain up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
Whilst your website is a good idea there are many lawyers listed near Bath being on the mortgage company conveyancing panel. Can you recommend a specific firm on the mortgage company approved panel?
We do not recommend specific Bath firms as the right Bath conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Bath knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..