Am I correct in assuming that the fact that my conveyancer in Ogmore By Sea 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 all sorts of perfectly plausible explanations. Just recently a 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 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 Ogmore By Sea conveyancing firm and ask them why they are no longer on the approved list for your bank.
Can I use your services to locate a Conveyancing solicitor in Ogmore By Sea even if I’m not purchasing or disposing of a house, for instance if I wish to buy a shop in Ogmore By Sea with a mortgage from Aldermore?
Our search tool is primarily there to locate domestic conveyancing solicitors in Ogmore By Sea but we have listed at the end of this page a few Ogmore By Sea commercial conveyancing firms. You should make contact with the company directly to see if they are also authorised to represent Aldermore
What happens if my lawyer’s firm is removed from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Ogmore By Sea?
The first thing to point out is that, 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.
Is it the case that all Ogmore By Sea solicitor practices on the Clydesdale conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do permit licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Ogmore By Sea conveyancer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Ogmore By Sea. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I have recentlyfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Ogmore By Sea for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The quickest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ogmore By Sea conveyancing specialists.