Is the fact that my conveyancer in South Kensington is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 contact the South Kensington conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
It is is a decade since I bought my property in South Kensington. Conveyancing solicitors have just been instructed on the sale but I am unable to find the deeds. Is this a problem?
Don’t worry too much. Firstly there is a chance that the deeds will be kept by your mortgage company or they may be in the possession of the conveyancers who oversaw the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Almost all conveyancing in South Kensington involves registered property but in the rare situation where your home is unregistered it is more of a problem but is resolvable.
My wife and I have recently appointed a conveyancing solicitor in South Kensington. I need to find out whether they are on the Bank of Scotland conveyancing panel. Could you assist?
The first thing you should do is phone the conveyancer and ask them whether they are on the lender panel. Otherwise you should call Bank of Scotland who may be able to assist.
Should I be suspicious about estate agents that I am dealing with are suggesting an internet conveyancing firm as opposed to a local South Kensington conveyancing practice?
As is the case with lots of professional services, often suggestions from relatives can be very helpful. But there are many players in a conveyancing transaction; estate agents, mortgage brokers and lenders may suggest solicitors to instruct. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You have the discretion to choose your preferred lawyer. However, bear in mind that some banks have an approved list of solicitors you are obliged to use for the mortgage related work in your house move.
My father has urged me to instruct his conveyancing solicitors in South Kensington. Should I find my own solicitor?
There are no two ways about it the ideal way to choose a conveyancing practitioner is to have feedback from friends or family who have previously instructed the firm that you are are thinking of instructing.