Am I correct in assuming that the fact that my conveyancer in Barrowden is not listed on my lender's solicitor panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are plenty of reasonable 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 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 Barrowden conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I am need of leasehold conveyancing for an apartment in a fairly new development (6 years built) in Barrowden. Almost all the flats are already disposed of. Do I need carry out the neighbourhood searches as part of conveyancing in Barrowden?
You would be putting yourself at risk in refusing to carrying out Barrowden conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would absolutely advise in the strongest possible terms that your solicitor conducts them. If time pressures and expenses are top of your concerns you should consider with your lawyer about the options such as indemnity insurance available to you
It is 10 years ago since I acquired my house in Barrowden. Conveyancing solicitors have recently been instructed on the sale but I can't track down my title documents. Will this cause complications?
Don’t worry too much. First the deeds may be with the mortgage company or they could be in the possession of the conveyancers who oversaw the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Barrowden relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
My wife and I buying a end of terrace house in Barrowden. The intention is to carry out a loft conversion at the property.Will legal due diligence on the property involve enquiries to determine if these works are allowed?
Your solicitor will check the deeds as conveyancing in Barrowden can on occasion identify restrictions in the title deeds which prohibit categories of changes or need the permission of another owner. Many extensions call for local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.
My partner and I are at the point of looking at flats in Barrowden and I am about to put in an offer. Is it sensible to have my lawyer on ‘stand by’? I intend to finance via a home loan with Aldermore.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are getting a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
The formalities of my purchase has taken place for my property in Barrowden. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
How much experience do your Barrowden conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Barrowden conveyancing lawyers help thousands of buyers move home every year and supported lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Barrowden conveyancers have worked on recent similar matters.