Am I correct in assuming that the fact that my solicitor in Walsall is not identified on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly 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 top 5 reasons are as follows: (1) low volume 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. Where you are concerned you should simply call the Walsall conveyancing practice and enquire why they are no longer on the approved list for your bank.
How up to date is your database of Walsall solicitors on the Leeds Building Society conveyancing panel? Do Leeds Building Society send you an updated list?
Walsall conveyancing firms themselves provide us confirmation that they are on the Leeds Building Society conveyancing panel as opposed to being supplied with a list from Leeds Building Society directly.
My wife and I have a 4 bedroom Georgian house in Walsall. Conveyancing practitioner represented me and Barclays Direct. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the matching address. Is it worth asking Barclays Direct to clarify?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Walsall and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing practitioner who conducted the purchase.
I am looking into buying my first house which is in Walsall and I am already nervous. I couldn't find anything specific about Walsall. Conveyancing will be needed in due course but do you know about the Walsall area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Walsall. In the meantime here are some basic statistics that we found
In sourcing the web for the term cheap conveyancing in Walsall it shows results of many solicitorsin the vicinity. How do I determine which is the suitable conveyancing solicitor for the sale of my house?
The best method of finding a suitable conveyancer is via personal testimonial, so seek the opinion of friends and those you trust who have purchased a property in Walsall or the respected estate agent or mortgage broker. Fees for conveyancing in Walsall differ, so it's a good idea to obtain a minimum of three estimates from varying types of companies. Dont forget to clarify that the fees are fixed.