Is the fact that my solicitor in Llay is not listed on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?
It would not be wise 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) low volume of transactions (2) the lawyer 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 simply call the Llay conveyancing practice and enquire why they are no longer on the approved list for your lender.
Are the Llay conveyancing solicitors identified as being on the Virgin Money conveyancing panel, together with their details provided by Virgin Money?
Llay conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
I am considering applying for a Aldermore mortgage for purchase of a newly converted (under development) in Llay with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Aldermore ?
There is nothing to stop you using your solicitor, but Aldermore will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
A relative informed me that in purchasing a property in Llay there could be various restrictions limiting what one can do in terms of external changes to a property. Is this right?
There are anumerous of properties in Llay which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Llay should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are planning to move home in April. Will my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you recommend a removal company in Llay. Conveyancing solicitor was organised before I stumbled across your page.
On the day of completion you can pick up the house keys from the estate agent but this should only happen once the previous owners solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be handed over. Subsequently 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 assist you in locating a conveyancing in Llay or a firm with expertise in conveyancing in Llay.
I am currently in the process of buying my council flat in Llay. I have a mortgage offer with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
I used Wolstenholmes a few years past for my conveyancing in Llay. I now require my papers however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llay of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the guidance of my in-laws I had a survey completed on a house in Llay ahead of retaining lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some lenders will refuse to issue a loan on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llay. Conveyancing may be slightly more expensive based on your lender's requirements.