Am I correct in assuming that the fact that my conveyancer in Shepherd's Bush is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 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) 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 Shepherd's Bush conveyancing practice and ask them why they are no longer on the approved list for your bank.
My wife and I are buying a house in Shepherd's Bush. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to send our life savings into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Shepherd's Bush?
There are many recorded licenced Conveyancers in Shepherd's Bush and Solicitor practices in Shepherd's Bush who can help with your conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in transferring property. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am selling my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being pedantic. The Shepherd's Bush solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I opted to have a survey carried out on a property in Shepherd's Bush in advance of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies will not give a loan on a flying freehold home.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. If you call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Shepherd's Bush. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to appoint a conveyancing solicitor for residential conveyancing in Shepherd's Bush. I've chance upon a web site which looks to be the ideal solution If it is possible to get all formalities completed via phone that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My hope is to purchase a ground floor apartment in Shepherd's Bush. Conveyancing solicitor is awaiting, from the vendor, building insurance documents. Earlier today I was informed that the owner must send the insurance documents for the flat above as well. Why does my property lawyer need to see the insurance for the other flat? Is it strictly required? We have been in hold for the last fortnight…
It is not unheard of in leasehold conveyancing in Shepherd's Bush to discover Conveyancing in Shepherd's Bush in a minority of cases reveals that the lease provides for the tenant's to insure their individual flats as opposed to the freeholder insuring the complete premises - which is definitely better. You should double check with your property lawyer but it would appear that your conveyancing practitioner is attempting to verify that the whole building is insured. Insuring a ground floor flat is no help when it comes to rebuilding after a fire if the other flat cannot be rebuilt as a result of lack of insurance cover.