Am I correct in assuming that the fact that my solicitor in Leven is not on my bank's conveyancing panel that there is a problem with the standard of her work?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 simply call the Leven conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I am the sole beneficiary of my late father’s estate and I have everything in my name alone, including the house in Leven. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the property in December. Do I have to wait half a year to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Some banks would take a practical view as this clause is chiefly there to pick up on the purchase and immediately sell or the flipping of properties.
Can I be sure that the Leven conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Leven obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer conducting your transaction.
We are getting a further advance on our home loan from Leeds Building Society as we wish to conduct a loft conversion to our home in Leven. Do we need to select a high street Leven solicitor on the Leeds Building Society conveyancing panel to deal with the paperwork?
Leeds Building Society would not normally appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.
Am I right to be wary about estate agents that I am dealing with are suggesting an internet conveyancing firm rather than a local Leven conveyancing practice?
As with many service providers, often recommendations from family and friends can be extremely useful or valuable. But there are many parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and banks might all recommend solicitors to choose. On occasion these lawyers might be known to one of the organisations as being good in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You have the right to select your own lawyer. You need to be aware that the majority of lenders operate an approved list of lawyers you must use for the lender aspect of your house move.
Am I better off to appoint a Leven conveyancing solicitor based in the location that I am buying? An old friend can conduct the legal formalities but her office is 300miles drive away.
The primary upside of using a local Leven conveyancing practice is that you can visit the firm to sign paperwork, present your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and they were happy that must surpass using an unknown Leven conveyancing solicitor just because they are Leven based.
What happens where there is a problem with the searches conducted as part of my conveyancing in Leven?
On the whole, almost all issues disclosed in Leven conveyancing search responses can be handled prior to completion or title insurance could possibly be obtained. You need to remember that even though you may be buying the property and may be content to accept the search results, your mortgage lender may not, and when all said and done they have the final say.