Unfortunately I am unable to travel far from Frinton On Sea. Please spell out why all Frinton On Sea conveyancing practitioners are not on all lender panels?
Even though it may seem unfair for banks to limit who can act for them, from the public’s or conveyancer’s standpoint, the other side of the coin is that banks are increasingly anxious and feel it vital to defend themselves against illegal activities. As a result of this concern mortgage companies are limiting their panel of approved conveyancing lawyers to a manageable size.
How up to date is your database of Frinton On Sea solicitors on the UBS conveyancing panel? Do UBS send you an updated list?
Frinton On Sea conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
Please explain the implications if my lawyer’s firm is expelled from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Frinton On Sea?
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.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who dealt with the conveyancing in Frinton On Sea 10 years ago are no longer around. What are my options?
Gone are the days when you need to hold title official documentation to establish that you are the owner of your registered land or property, as the Land Registry have everything they need in a digital format.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Frinton On Sea is where the house is located. Can you offer any assistance?
Flying freeholds in Frinton On Sea are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Frinton On Sea you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frinton On Sea may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.