Is the fact that my conveyancer in Wiveliscombe is not on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 contact the Wiveliscombe conveyancing firm and enquire why they are no longer on the approved list for your lender.
I am downsizing from our home in Wiveliscombe and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a nationwide conveyancing practice rather than a conveyancing solicitor in Wiveliscombe. Having lived in Wiveliscombe for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who did the conveyancing in Wiveliscombe 10 years ago are no longer around. What do I do?
Assuming the title is registered the information relating to your ownership will be evidenced by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, locate your house and obtain up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be ordered for a small fee.
Am I better off to instruct a Wiveliscombe conveyancing lawyer in close proximity to the house I am buying? I have an old university friend who can conduct the legal work however his firm is located approximately 350kilometers drive away.
The benefit of a local Wiveliscombe conveyancing firm is that you can drop in to execute documents, present your ID and pester them if necessary. Having local Wiveliscombe know how is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were impressed that must outweigh using an unknown Wiveliscombe conveyancing solicitor solely due to them being round the corner.
My a decade ago. He has since got married, widowed and is now remarried. He will be selling the apartment next summer. I think he will just be asked to provide a copy of his marriage certificates to the conveyancing practitioner however he is concerned it could frustrate the sale of the flat. Should he instruct a conveyancer to update the land title details for the house?
The is no need to update the title for the property on the basis that you have the evidence needed to demonstrate how the change of name resulted.
The buyer’s lawyer will review the land registry information and ask for evidence to establish the change of name for instance marriage certificates.