Am I correct in assuming that the fact that my conveyancer in Polegate is not on my lender's solicitor panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. There are plenty of 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 most common reasons for removal are: (1) lack of transactions (2) the solicitor 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 Polegate conveyancing firm and ask them why they are no longer on the approved list for your bank.
AssumingI was to acquire a simple residential homein Polegate mortgage fee and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Polegate?
The only saving you would achieve is the costs for searches. Your lawyer is required to do the vast majority of work - money laundering, communicating with your sellers property lawyer, SDLT return, register the ownership etc. You might save a bit for them not having to register a charge however it won't be a lot.
We are selling our flat in Polegate. Will my conveyancer need to be on the Coventry BS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Coventry BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
Should I go with a Polegate conveyancing solicitor in close proximity to the house I am purchasing? We have a good friend who can deal with the legal work however her office is 400kilometers away.
The primary upside of using a local Polegate conveyancing practice is that you can attend the office to execute paperwork, present your ID and apply pressure on them if necessary. Having local Polegate know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were content that must outweigh using an unfamiliar Polegate conveyancing lawyer solely due to them being local.
Builders have recommended to me a conveyancing practitioner and I've sought a quote from them. They are almost £250 less expensive than my own Polegate property lawyer. Should I use them?
Developers normally have lists of lawyers who are quick and who know the builder's contract and property lawyer. As many developers offer an incentive to use a preferred solicitor for this reason, any increased charges can be avoided and a builder will not suggest a conveyancing factory and run the risk of having the conveyancing delayed when they demand an exchange within a tight deadline. A counter-argument for not agreeing to use the recommended lawyer is that they may prove unwilling to 'push' your interests for fear of upsetting the developer. If you worry that this may be the case you should remain with your local Polegate conveyancer.