Is the fact that my conveyancer in Stanley is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 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) 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. Where you are concerned you should simply call the Stanley conveyancing practice and ask them why they are no longer on the approved list for your lender.
Will conveyancers request an advanced payment for conveyancing in Stanley?
Where you are retaining lawyers for conveyancing in Stanley your solicitor will ask you place them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any deposit is payable against the total price then this will be asked for shortly ahead of exchange of contracts. The final balance that is needed should be sent to your lawyer a few days prior to the day of completion.
Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in Stanley?
Its becoming the norm that commercial conveyancing solicitors in Stanley will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Stanley. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Stanley.
For each commercial conveyancing transaction in Stanley it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Stanley commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Stanley.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who conducted the conveyancing in Stanley 5 years ago have long since closed. What are my next steps?
Assuming you have a registered title the details of your proprietorship will be recorded by HMLR under a Title Number. It is easy to perform a search at the Land Registry, identify your property and order up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be retrieved for a small fee.
I need to find a conveyancing solicitor for my conveyancing in Stanley. I've discover a web site which looks to be the ideal offering If it is possible to get all the legals done via phone that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?