Am I correct in assuming that the fact that my solicitor in Menai Bridge is not listed on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 Menai Bridge conveyancing firm and enquire why they are no longer on the approved list for your bank.
We are soon to exchange on the purchase of a property in Menai Bridge but as a result of damage from the recent storms I have was able negotiate recompense from the vendor in the sum of £2k by way of a adjustment in the price. I had intended this to be addressed as part of amending the contract but Nationwide are not allowing this. Should they have been informed?
Your lawyer that is on a Nationwide approved list is obliged to advise Nationwide of any variations to the sale price. If you prohibit your solicitor to report the reduction to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new lawyer for your conveyancing in Menai Bridge.
Are the Menai Bridge conveyancing solicitors identified as being on the Clydesdale conveyancing panel, together with their details provided by Clydesdale?
Menai Bridge conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
In reviewing moneysavingexpert.com for an affordable solicitor in Menai Bridge, many post that I should instruct a CQS accredited lawyer. Can you explain what CQS is?
Menai Bridge Conveyancing Quality Scheme solicitors have obtained accreditation under the Law Society's Scheme (CQS) CQS was brought about to establish evidence of quality standards in the in the legal transfer of properties. CQS enables consumers to recognise practices who provide a quality residential conveyancing. Menai Bridge is one of the many areas in England and Wales in which CQS are based. The scheme requires practices to undergo a strict assessment, compulsory training, self-reporting, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.
My uncle pointed out to me me that in buying a property in Menai Bridge there may be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
There are anumerous of properties in Menai Bridge which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Menai Bridge should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are due to move house in March. Should my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you suggest a removal company in Menai Bridge. Conveyancing solicitor was found prior to coming across your site.
On the day of completion you can collect the keys from the selling agent however this can only happen when the vendors lawyers inform the agent that they have the completion monies and the keys can be released. Subsequently you will need to tell the removal men that you are ready to move in. We are not in a position to suggest a particular removal organisation but can assist you in locating a residential property solicitor in Menai Bridge or a firm that specialises in conveyancing in Menai Bridge.
I am buying a property in Menai Bridge. A rare aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Clydesdale your lawyer must comply with the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease fails to meet these conditions. The provisions relate to the installation of panels on properties countrywide and is not limited to Menai Bridge.
Do I have to attend the offices of the bank conveyancing panel solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Menai Bridge so that I can attend their offices if necessary.
Most conveyancing panel lawyers for the bank undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Menai Bridge. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.