Am I correct in assuming that the fact that my conveyancer in St Ives is not listed on my mortgage company's solicitor panel that there is a problem with the standard of her work?
That would more than likely be a wrong assumption to make. There are plenty of reasonable 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. Should you be concerned you should simply call the St Ives conveyancing firm and enquire why they are no longer on the approved list for your lender.
I require conveyancing for an apartment in a relatively new development (6 years built) in St Ives. Almost all the properties have already been disposed of. Is it really necessary to order conveyancing searches as part of conveyancing in St Ives?
A big part of the St Ives conveyancing process is the conveyancing searches. There are a large number of companies who offer St Ives conveyancing searches, as well straight from the local authority. These are known collectively as personal search organisation due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authoritative source.
I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a specialised conveyancing solicitor in St Ives?
Do check but the chances are that appoint one of their panel solicitors where you accept the "fee-free" incentive. Call the mortgage company to check if they make available a cash alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in St Ives.
What does a local search tell me about the house my wife and I buying in St Ives?
St Ives conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations such as Xpress Legal The local search is essential in every St Ives conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
What tools are available to identify a St Ives solicitor on the Santander conveyancing panel? I am a keen cyclist and am willing to travel upto 10kilometers to meet the conveyancer.
Feel free to make use of the tool on this website. Please choose the bank and your location and you will see a number of St Ives conveyancing lawyers located nearest you. We have detailed some St Ives conveyancing firms at the bottom of this page and you can contact them to check whether they are on the Santander approved list