I was advised yesterday by my IFA that my Merthyr Tydfil property lawyer is not on the lender Conveyancing panel. How can I check?
The first thing you need to do is to contact your Merthyr Tydfil lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
Are the Merthyr Tydfil conveyancing solicitors identified as being on the HSBC conveyancing panel, together with their details provided by HSBC?
Merthyr Tydfil conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
Are the BSA intent on creating a searchable register to to identify practices on the Darlington Building Society conveyancing panel for example in Merthyr Tydfil?
Lexsure has not been advised of any plans on the part of the BSA to promote such a search facility.
I am purchasing a 3 bedroom semi in Merthyr Tydfil. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve checks to determine if these alterations are allowed?
Your property lawyer should review the deeds as conveyancing in Merthyr Tydfil can occasionally identify restrictions in the title documents which prohibit certain changes or need the consent of another owner. Certain additions call for local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
Is it the case that all Merthyr Tydfil solicitor practices on the TSB conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the TSB conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel and in such a situation the firms would be overseen by the Council of Licensed Conveyancers.
After weeks of negotiation I have agreed a price on a house in Merthyr Tydfil. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. A couple of days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Barclays 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 Barclays 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.
What does a local search tell me concerning the house I am buying in Merthyr Tydfil?
Merthyr Tydfil conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for example PSG The local search plays a central role in many a Merthyr Tydfil conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
My cousin has recommend that I appoint his conveyancing solicitors in Merthyr Tydfil. Should I use them?
Much as we are happy to recommend a Merthyr Tydfil conveyancing lawyer the best way to select a conveyancing practitioner is to have recommendations from friends or relatives who have actually used the solicitor you're considering.