Is it correct that all Rudry CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?
It is true that some lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
We are getting the release of further funds on our home loan from Coventry BS as we intend to carry out alterations to our property in Rudry. Are we obliged to select a high street Rudry solicitor on the Coventry BS conveyancing panel to handle the legals?
Coventry BS don't usually appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS panel.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Rudry solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Rudry postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Rudry.
My colleague suggested that if I am purchasing in Rudry I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Rudry conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Rudry around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Rudry Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Rudry Education with maps and statistics, Local Amenities and other useful information regarding Rudry.
The deeds to my house can not be found. The lawyers who handled the conveyancing in Rudry 4 years ago no longer exist. What are my options?
Assuming the title is registered the details of your ownership will be evidenced by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, identify your property and order up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
I opted to have a survey carried out on a property in Rudry ahead of instructing lawyers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some banks tend refuse to issue a mortgage on such a house.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you contact us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Rudry. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I right to be wary by brokers that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local Rudry conveyancing practice?
As is the case with lots of service providers, often input from connections can be extremely useful or valuable. Nevertheless there are many players in a conveyancing transaction; estate agents, financial adviser and banks might all recommend solicitors to use. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there exists a commercial relationship behind the endorsement. You are free to appoint your preferred lawyer. However, bear in mind that many lenders have an approved list of conveyancers you are obliged to use for the lender related work in your home move.
Do online conveyancing companies undertake everything a high street Rudry solicitor does or must I use a solicitor for the final stages for my conveyancing in Rudry?
Where you choose an online conveyancer they will cover all the things your Rudry conveyancer would cover.