Am I correct in assuming that the fact that my solicitor in Old St Mellons is not identified on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 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. Where you are concerned you should contact the Old St Mellons conveyancing practice and ask them why they are no longer on the approved list for your bank.
is it true that all Old St Mellons solicitor firms on the TSB conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the TSB approved list of solicitors they would need to be governed by the SRA. The majority of lenders do allow licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
We have agreed to purchase a house in Old St Mellons. An unusual 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?
Given that your lender is Clydesdale your lawyer must follow the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Clydesdale where a lease fails to comply with these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Old St Mellons.
I have decided to exercise my right to buy my property in Old St Mellons off the council. I have a mortgage offer with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
How does conveyancing in Old St Mellons differ for new build properties?
Most buyers of new build premises in Old St Mellons contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because house builders in Old St Mellons usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Old St Mellons or who has acted in the same development.
How difficult is it to switch conveyancer as I have to choose one who is on the Accord Mortgages Ltd conveyancing panel. I had appointed a local conveyancing solicitor in Old St Mellons round the corner but the firm is not accepted by Accord Mortgages Ltd
It would be our pleasure to assist you select a conveyancing solicitor in Old St Mellons on the Accord Mortgages Ltd panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Old St Mellons. In making use of search facility on this website, you can contrast charges for conveyancing solicitors in Old St Mellons and throughout England and Wales.
My husband and I are first time buyers - had an offer accepted, but the selling agent told us that the owners will only go ahead if we instruct the agent's recommended conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer used to conveyancing in Old St Mellons
It is highly unlikely the vendors are behind this. Should the owner require ‘a quick sale', turning down a motivated purchaser is counter productive. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you will continue to use your preferred Old St Mellons conveyancing firm - as opposed tothe ones that will earn the negotiator at the agency a commission or hit his conveyancing targets set by senior management.
Our conveyancing in Old St Mellons is completing this Friday, however the owners I am buying off has asked to vacate on the Saturday midday. Should I agree to such a plan?
If you need a bank loan then your conveyancing practitioner will require that you have vacant possession on Friday - the lender will demand it.