Am I correct in assuming that the fact that my solicitor in Gunnersbury is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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 Gunnersbury conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Please explain the implications if my solicitor is expelled from the TSB Solicitor panel ahead of completing my conveyancing in Gunnersbury?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
The deeds to our home can not be found. The conveyancers who dealt with the conveyancing in Gunnersbury 10 years ago are no longer around. What are my options?
Gone are the days when you need to hold title deeds to establish that you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.
Due to the encouragement of my in-laws I had a survey completed on a property in Gunnersbury ahead of instructing lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some lenders may refuse to grant a loan on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Gunnersbury. Conveyancing will be smoother if you use a solicitor in Gunnersbury especially if they are familiar with such properties in Gunnersbury.
My in 2006. He has got married, divorced and is now married again. He now intends to the sell the Gunnersbury property. I believe he will just be need to supply copies of his marriage certificates to the solicitor however he is concerned it could delay the sale of the apartment. Should he appoint a conveyancing practitioner to update the Land Registry details for the house?
The is no need to update the title for the property as long as you have the proof required to show how the name change resulted.
The buyer’s property lawyer should review the registered details and requisition evidence by way of proof of the change of name for example marriage certificates.