Is the fact that my solicitor in North Walsham is not listed on my bank's solicitor panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. 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) 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 North Walsham conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in North Walsham so that I can pop in to their offices if required.
Most conveyancing panel lawyers for lenders conduct all of the communications through Royal Mail, internet or over phone calls. This enables them to carry out the legal work for your home move no matter where you live in the country. Nevertheless you should see if you have the option of going to the offices of your conveyancing lawyer if needed.
Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who handled the conveyancing in North Walsham 5 years ago have long since closed. What are my next steps?
As long as you have a registered title the details of your ownership will be recorded by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, identify your property and order current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.
My company is wishing to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering competitive costs for commercial conveyancing in North Walsham for under 1500k?
We can recommend firms who have specialist knowledge of commercial conveyancing in North Walsham, including the disposal and acquisition of businesses as well as simply premises. If you are intending to purchase or dispose of a shop, pub, restaurant, office, retail unit or a whole business we can find you the right firm. As for the fees this will depend on the structure and terms of the proposed transaction. Please provide us with your contact information or email so as to enable us to supply you with a fixed commercial conveyancing quote.
As co-executor for the estate of my father I am selling a property in Swansea but I am based in North Walsham. My lawyer (based 235 miles from merequires that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in North Walsham to witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are based in North Walsham