Is the fact that my conveyancer in West Ham is not on my bank's solicitor panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 West Ham conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
The West Ham conveyancing firm handling our West Ham conveyancing has spotted a discrepancy between the assumptions in the valuation survey and what is in the title deeds. My solicitor has advised that he needs to ensure that the bank is with this discrepancy and is still content to lend. Is my conveyancer’s course or action correct?
Your 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 both parties.
I have an AIP. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather appoint a West Ham based conveyancing firm?
Do check but the chances are that give you one of their panel lawyers should you take up the "fee-free" incentive. Speak to the bank and see if they allow a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in West Ham.
Me and my brother purchased a renovated Edwardian house in West Ham. Conveyancing solicitor acted for me and . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the exact same property. Is it worth asking to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Ham and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing practitioner who conducted the conveyancing.
Should I appoint a West Ham conveyancing solicitor in close proximity to the house I am buying? An old friend can conduct the conveyancing however his firm is located approximately 350miles away.
The benefit of a local West Ham conveyancing firm is that you can attend the office to sign paperwork, hand in your identification documents and pester them where appropriate. Having local West Ham know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and in the main were happy that should trump using an unknown West Ham conveyancing solicitor solely due to them being West Ham based.