Am I correct in assuming that the fact that my solicitor in Ripley is not identified on my lender's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. If you are concerned you should simply call the Ripley conveyancing firm and ask them why they are no longer on the approved list for your bank.
I have been referred to a conveyancing solicitor in Ripley. I I would like to check whether they are on the Coventry Building Society approved list of lawyers. Can you advise?
You should contact the conveyancer and enquire whether they can act for the lender. Alternatively you should get in touch with Coventry Building Society who may be able to help.
My wife and I purchased a renovated Victorian house in Ripley. Conveyancing practitioner acted for me and Barclays Direct. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ripley and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing lawyer who conducted the work.
Given that I am about to spend 450k on 3 bedroom house in Ripley I wish to have a conversation with the solicitor about myhouse move ahead of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be conducting your property ownership legalities in Ripley.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Ripley should be the amount on the final invoice that you are charged.
After what seems like an age a mortgage offer from a mortgage company for the remortgage of my 2 bedroom apartment is coming within the next few days. Are you able to recommend a cheap remortgage conveyancing law firm in Ripley ?
You have come to the wrong place to search for the cheapest conveyancing solicitors in Ripley. Our aim is to provide value for money conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing brokers offering £99 conveyancing in Ripley.In your best case scenario, in going for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for extras and still not get the service expected.