Is the fact that my conveyancer in Waterloo is not on my lender'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 plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 Waterloo conveyancing practice and enquire why they are no longer on the approved list for your bank.
As someone with no idea as to conveyancing in Waterloo what is the number one tip you can impart concerning the ownership transfer in Waterloo
You may not hear this from too many lawyers but conveyancing in Waterloo and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and others involved in the legal transfer of property. E.g., the vendor, selling agent and on occasion your bank. Choosing a solicitor for your conveyancing in Waterloo is a critical decision as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to look after your best interests and to protect you.
We are witnessing a distinct increase in the "blame" culture- someone must be at fault for the process taking so long. We recommend that you should always trust your solicitor ahead of all other parties when it comes to the legal assignment of property.
Do I need to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Waterloo so that I can pop in to their offices if required.
Nowadays approved lawyers for lenders carry out the vast majority of work via the post, internet or over phone calls. This enables them to conduct the legal work for your home move regardless of where you live in the country. Nevertheless you should check if you have the option of going to the offices of your conveyancing lawyer if needed.
If you had a top tip for selecting a conveyancing solicitor in Waterloo what would it be?
Do not opt for the cheapest Waterloo conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Waterloo solicitor on the Co-operative panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being difficult. The Waterloo solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
The deeds to our house are lost. The lawyers who handled the conveyancing in Waterloo 10 years ago are no longer around. What do I do?
You no longer need to have the physical original deeds to prove you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.