Am I correct in assuming that the fact that my solicitor in Southgate is not identified on my bank's solicitor panel that there is a problem with the quality of his work?
That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% 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 simply call the Southgate conveyancing practice and enquire why they are no longer on the approved list for your lender.
My Southgate lawyer has discovered a difference between the surveyor’s assumptions in the valuation survey and what is revealed within the title deeds. My solicitor informs me that he is obliged to check that the bank is happy with this discrepancy and is still content to lend. Is my lawyer’s approach correct?
Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I have 71 years left on my lease and need a lease extension for my flat in Southgate. Conveyancing solicitors on the Virgin panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 6/9/2025 the requirements read as follows :
I used Stirling Law a few years ago for my conveyancing in Southgate. I now require my papers but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Southgate of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
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At this site obtain a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Southgate. Unlike many estate agents and many comparison sites we do not operate referral deals with solicitors. Some agents and online brokers 'recommend' the firm paying the most commission, not the best value conveyancing in Southgate