Am I correct in assuming that the fact that my solicitor in Tremeirchion is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 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) 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. Should you be concerned you should contact the Tremeirchion conveyancing firm and enquire why they are no longer on the approved list for your lender.
All was ready to move into my new home in Tremeirchion next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. What does the insurance need to cover?
All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These obligations are not limited to conveyancing in Tremeirchion.
We are purchasing a flat and need a conveyancing solicitor in Tremeirchion who is on the Yorkshire BS solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Tremeirchion.
Is there a search tool that I can utilise to investigate if the solicitor conducting my conveyancing in Tremeirchion is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Halifax thus spending £187.00 plus VAT in another set of conveyancing invoice.
Please do take advantage of the search tool on this site. Pick the mortgage company and type ‘Tremeirchion’ or your location and you will see numerous solicitors located in Tremeirchion or by proximity to you.
Please help - my lawyer says that breach of easement insurance is necessary on my purchase. What is the level of cover for Tremeirchion conveyancing?
The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and The Royal Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
Is it the case that all Tremeirchion conveyancing solicitors on the Co-operative conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Co-operative conveyancing panel they would need to be overseen by the SRA. Some lenders do permit licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.
Our sealed bid on a detached house in Tremeirchion has been accepted, the owners do however have an associated purchase. The vendors have offered on a property, however it’s not yet agreed to, and have viewings of other flats booked. I have chosen a local conveyancing solicitor in Tremeirchion. What do I do now? At what stage do I apply for the mortgage with Santander?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then valuation, Tremeirchion conveyancing search charges, etc). The first course of action is to ensure that your solicitor is on the Santander conveyancing panel. As to the subsequent steps this very much depends on the specifics of your transaction, motivation for this property and on the state of the market. In a hot market many home buyers will apply for a home loan with Santander and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to proceed with the conveyancing in Tremeirchion.
I used Stirling Law several years ago for my conveyancing in Tremeirchion. Now, I need the files but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tremeirchion of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.