Is the fact that my solicitor in Clydach is not listed on my bank's solicitor panel that there is a problem with the quality of his work?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% 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. Should you be concerned you should contact the Clydach conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Can the conveyancing lawyers revealed via your ’find a lawyer’ tool conduct right to buy conveyancing in Clydach?
We work with numerous conveyancing lawyers carrying out right to buy conveyancing Do e-mail us in order to secure a costs illustration.
We are buying a property and need a conveyancing solicitor in Clydach who is on the Coventry BS solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Clydach.
I happen to be the sole beneficiary of my late mum's will with all property in now in my sole name, including the house in Clydach. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I do know about the CML 6 month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the property in October. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Most mortgage companies would take a practical view as this clause is principally there to capture the purchase and immediately sell or the flipping of property.
Are all Clydach Conveyancing Quality Solicitors on the Bank of Ireland conveyancing list of approved firms?
It is true that some lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Clydach solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Clydach surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have been on the look out for a leasehold apartment up to £195,000 and found one round the corner in Clydach I like with open areas and station in the vicinity, however it only has 61 remaining years left on the lease. There is not much else in Clydach for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.
Is it necessary during the course of the conveyancing process to attend the offices of the mortgage company conveyancing panel solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Clydach as it will be easier to attend their offices if required.
As opposed to 15 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Clydach.