Is the fact that my solicitor in Roath is not on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 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. Should you be concerned you should simply call the Roath conveyancing practice and enquire why they are no longer on the approved list for your bank.
Completed the sale of my flat in Roath last June but the buyer keeps e-mailing every few hours to say her conveyancer needs to hear from myconveyancer. What should my lawyer have done following completion?
After completion of your house sale your lawyer is obliged to forward the transfer documentation and all of the paperwork to the buyer’s solicitors. Where appropriate, your lawyer should also evidence that the home loan has been paid off to the buyers lawyers. There is unlikely to be post completion tasks specific conveyancing in Roath.
We are purchasing a house and the conveyancer has mentioned Chancel Repair for which the property could be obligated to contribute to given it’s proximity to the area of such a church. She has suggested insurance. Is this really necessary for conveyancing in Roath
Unless a previous acquisition of the premises completed after 12 October 2013 you can expect conveyancing practitioners delivering conveyancing in Roath to remain recommending a chancel search and or chancel repair liability insurance.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Roath?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Roath. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Over the last few months I have been searching for a flat up to £195,000 and found one near me in Roath I like with a park and railway links in the vicinity, however it only has 61 years on the lease. I can't really find anything else in Roath suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage that many years will likely be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
I have been sourcing a conveyancing lawyer in Roath for my home move. Is there any facility to see a solicitor's complaints history with the legal regulator?
One may find published Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may monitor call for training requirements.