I have just been advised by my IFA that my Marshfield the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I be sure if this is correct?
The sensible course of action for you to take is to call your Marshfield lawyer directly. You lawyer should advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
I require conveyancing for a flat in a relatively new development (seven years built) in Marshfield. 95% of the properties are already occupied. Is it really necessary to order conveyancing searches as part of conveyancing in Marshfield?
You are putting yourself at risk in refusing to carrying out Marshfield 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 seriously advise in the strongest possible terms that you have them. If time pressures and driving down costs are top of your concerns you should discuss with your conveyancer about the viability of search insurance
My uncle passed away six months ago and as sole heir and executor I was left the property in Marshfield. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
Given you intend to refinance then Clydesdale will insist on your using a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Marshfield. Do I receive the keys to the property on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Marshfield?
On the day of completion you will not be required to go to the conveyancers office in Marshfield. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
Is it correct that all Marshfield CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved practices?
It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
Two weeks ago we had a mortgage agreed in principle with HSBC. Marshfield conveyancing solicitors have been chosen. How long does it take for HSBC to forward the offer to the property lawyer?
Some lenders take longer than others. Have HSBC done the valuation? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I used Stirling Law a few years past for my conveyancing in Marshfield. Now, I need my files but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Marshfield of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.