Is the fact that my conveyancer in Bishops Stortford is not on my bank's solicitor panel that there is a problem with the quality 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) 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. If you are concerned you should simply call the Bishops Stortford conveyancing practice and enquire why they are no longer on the approved list for your bank.

Me and my partner are soon to complete buying a property in Bishops Stortford but as a result of wreckage from the recent storms I have managed to agree recompense from the current proprietors in the sum of £2k taking the form of a deduction in the price. I had intended this to be dealt with as part of a side agreement but Nationwide will not permit this. Why were they approached?

Your property lawyer that is on a Nationwide approved list is duty bound to disclose to Nationwide of any amendments to the sale price. If you prohibit your lawyer to notify the reduction to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new conveyancing practitioner for your conveyancing in Bishops Stortford.

Me and my partner are buying a apartment in Bishops Stortford. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit our life savings into their account. What protection do we have from them run away with our monies?

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.

What is the difference between a licensed conveyancer and conveyancing solicitor in Bishops Stortford

There are many registered licenced Conveyancers in Bishops Stortford and Solicitor firms in Bishops Stortford to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. The two can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

Are all Bishops Stortford Conveyancing Quality Solicitors on the Barclays conveyancing list of approved solicitors?

A selection of banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

I am looking for a conveyancing solicitor in Bishops Stortford for my home move. Can I see a solicitor's record with the legal regulator?

One may read documented Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.

Estate agents have just been given the go-ahead to market my basement apartment in Bishops Stortford. Conveyancing is yet to be initiated, however I have recently had a half-yearly service charge invoice – Do I pay up?

It best that you discharge the service charge as usual given that all ground rent and maintenance payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Leasehold Conveyancing in Bishops Stortford - Sample of Queries Prior to buying

Is the freehold owned collectively by the leaseholders? Does the lease include onerous restrictions? It would be sensible to enquire if there are any onerous prohibitions in the lease. By way of example plenty of leases prohibit pets being permitted in in a block in Bishops Stortford. If you like the propertyin Bishops Stortford but your dog is not allowed to make the move with you then you will be presented with a difficult compromise.