Am I correct in assuming that the fact that my solicitor in Sanderstead is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?
That would more than likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters 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. Should you be concerned you should simply call the Sanderstead conveyancing practice and enquire why they are no longer on the approved list for your lender.
It is a dozen years since I acquired my home in Sanderstead. Conveyancing lawyers have recently been retained on the sale but I can't locate the title documents. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by your lender or they may be in the possession of the solicitor who handled your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Sanderstead involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
Is there a list of Santander panel conveyancers in Sanderstead on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings visible on the web. Where you are looking for a Sanderstead conveyancer on the Santander please make the most of our tool.
I'm in the throws of looking at apartments in Sanderstead and I am now considering a potential offer. Is it best to have a lawyer on ‘stand by’? I intend to finance via a mortgage with Co-operative.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are taking out a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Principality. I assume I don't need a Sanderstead conveyancer on the Principality panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
In my capacity as executor for the estate of my grandfather I am selling a property in Monmouth but reside in Sanderstead. My conveyancer (based 260 miles from mehas requested that I sign a stat dec before completion. Can you recommend a conveyancing practitioner in Sanderstead to witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are located in Sanderstead
I'm selling a apartment in Sanderstead. I have found my conveyancer's company on the Law Society's list, but I can't see my lawyer's name as listed on the regulator's website. Should I be concerned?
Not every individual in the practice must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unlicensed staff.