I have just been advised by my lender that my Framlingham the law firm I have appointed is not on the bank Conveyancing panel. How can I be sure if this is correct?
You need to call your Framlingham lawyer directly. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
Completed the sale of my flat in Framlingham last October yet the purchaser is telephoning daily to moan that their conveyancer is waiting to hear from mylawyer. What are the post completion sale formalities following completion?
Post completion of your house sale your conveyancer is committed to send the transfer deeds and all additional paperwork to the buyer’s conveyancer. Where appropriate, your solicitor must also confirm that the home loan has been redeemed to the buyers lawyers. There are no post completion steps unique to conveyancing in Framlingham.
Can you clarify what the consequences are if my solicitor is removed from the Coventry BS Solicitor panel ahead of completing my conveyancing in Framlingham?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
The deeds to my property are lost. The lawyers who conducted the conveyancing in Framlingham 10 years ago are no longer around. What are my next steps?
These day there are copies made of almost everything, and your conveyancer will be aware precisely where to find all the suitable paperwork so you can purchase or dispose of your house without any difficulty. If copies can’t be found, your conveyancer can arrange cover in the form of insurance or indemnities against future claims on the property.
Do I need to be suspicious that brokers that I am dealing with are recommending a factory type conveyancing firm as opposed to a local Framlingham conveyancing practice?
As with lots of professional services, often recommendations from family and friends can be extremely useful or valuable. Yet there are numerous parties with a vested interest in a conveyancing deal; estate agents, financial adviser and banks might all recommend lawyers to use. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there might be a commercial relationship behind the recommendation. You are at liberty to appoint your own conveyancer. You need to be aware that some banks operate an approved list of solicitors you are obliged to use for the lender related work in your transaction.