Am I correct in assuming that the fact that my solicitor in Llangollen is not on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly 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. If you are concerned you should simply call the Llangollen conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
We're in Llangollen, First timers buying with a mortgage (lender is Lloyds , and our solicitor is on the Lloyds conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Lloyds conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are aiming to move home in September. Does my conveyancing solicitor update the removal company on the day of completion. As an aside, can you recommend a removal company in Llangollen. Conveyancing lawyer was organised prior to coming across this site.
On the day of completion you can pick up the keys from your estate agent but this should only take place when the sellers lawyers inform the agent that they have the completion monies and the keys can be collected. You will need to tell the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you find a conveyancing in Llangollen or a firm with expertise in conveyancing in Llangollen.
When it comes to lenders such as Barclays, do Llangollen solicitors have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
After months of negotiation I have agreed a price on a house in Llangollen. My mortgage broker suggested a lawyer. I paid an upfront payment of £150. Shortly after, the solicitor contacted me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who handled the conveyancing in Llangollen 4 years ago are no longer around. Will I be able to sell the house?
You no longer need to have the physical deeds to evidence that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
Are there any apps to help identify a Llangollen law firm on the The Royal Bank of Scotland conveyancing panel? I drive a motor bike and am willing to travel upto 10miles to meet the conveyancer.
You can use the search on this website. Please select a lender and your location and you will see a number of Llangollen conveyancing lawyers located nearest you. We have listed some Llangollen conveyancing firms towards the end of this page and you can ring them to check whether they are on the The Royal Bank of Scotland panel
How and when do I cover the costs of the Stamp Duty Land Tax chargeable for my conveyancing in Llangollen?
Most solicitors tend to complete a Land Transaction Return Form for you as part of your Llangollen conveyancing transaction for signature. On completion your solicitor will submit your STL application to the Inland Revenue and - as long as they have the funds - discharge any tax bill liability for you.