Am I correct in assuming that the fact that my solicitor in Radyr is not on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a 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) 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 contact the Radyr conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I am under pressure from the owner of a property in Radyr to sign contracts within four weeks. What can be done to quicken up the legal process?
In the event that you are under pressure for your conveyancing it is highly recommended that your solicitor is familiar with the location as they will have local connections and know-how. It is even conceivable that they would have handled otherhouses in the same neighbourhood. You would be best advised to use a Radyr conveyancing firm. In addition, be sure that the conveyancing firm is on the member panel. It is understood that nearly one in five of Radyr conveyancing deals are held up or derailed after discovering a purchaser’s solicitor was not on their banks list of approved solicitors. In many cases this discovery resulted in the conveyancing being held up by as much as three weeks. It is believed that this issue impacts in the region of 100,000 home moves every year. Most Radyr conveyancing practices can not represent certain mortgage companies so do check at the outset.
I'm the single beneficiary of my late father’s estate and I have everything in my name alone, including the house in Radyr. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the house in December. Do I have to wait half a year to sell?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Most lenders would take a practical view as this clause is primarily there to capture the purchase and immediately sell or the quick reselling of property.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Radyr solicitor on the Barclays panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Radyr solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Radyr surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am downsizing from our home in Radyr and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Radyr lawyer would know this is not the case. It does beg the question why the buyers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Radyr. Having lived in Radyr for three years we know of no issue. Should we get in touch with our local Authority to obtain confirmation need.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I have justbeen informed that Action Conveyancing have been shut down. They carried out my conveyancing in Radyr for a purchase of a freehold house 18 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Radyr conveyancing specialists.
I have been informed by numerous family members that it should take 6-8 weeks for Radyr conveyancing to complete.This was 3 ago. The paperwork was only received to my property lawyer a few days ago so now does it countdown?
You should take with a pinch of salt any assurance as to fast completion times. Instead ask the average time it takes for them to complete Radyr conveyancing deals and if they are happy to work towards your proposed completion date for your conveyancing in Radyr