Is the fact that my solicitor in Sully is not identified on my lender's solicitor panel that there is a problem with the quality of the firm’s work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly 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. Where you are concerned you should simply call the Sully conveyancing firm and enquire why they are no longer on the approved list for your bank.
Can the conveyancing lawyers listed on your site carry out attended exchange conveyancing in Sully?
We do have a number of conveyancing experts who can conduct attended exchanges. Do contact us to obtain a costs illustration and details as to availability.
Please explain the implications if my solicitor is expelled from the Clydesdale Conveyancing panel ahead of completing my conveyancing in Sully?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Have just purchased a repossessed house at auction in Sully. Conveyancing is necessary. What are my next steps?
Given that you are now for in every practical sense signed on the dotted line you must hire the services of a conveyancing lawyer as a matter of priority as you are faced with a fast approaching a drop dead date to complete the deal. All auction property will ordinarily have a corresponding legal set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You should pass this on to the lawyer working for you as soon as possible. Do make sure that you have funds organised to complete on the on the contractual date .
Is it the case that all Sully CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing list of approved firms?
A selection of lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being difficult. The Sully solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My father has recommend that I use his conveyancers in Sully. Should I choose my own solicitor?
Much as we are happy to recommend a Sully conveyancing lawyer the best way to find a conveyancing solicitor is to seek recommendations from friends or relatives who have experience in using the conveyancer that you are contemplating using.