Is the fact that my conveyancer in Ystradgynlais is not identified on my bank's solicitor panel that there is a problem with the standard of his work?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. A recent 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) 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 Ystradgynlais conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
We are due to complete on the purchase of a house in Ystradgynlais but as a result of wreckage from the recent storms I have managed to agree recompense from the vendor in the sum of £2k in the form of a adjustment in the price. I had intended this to be dealt with as part of a side agreement but Virgin Money will not agree to this. Why were they notified?
Any conveyancer that is on the Virgin Money approved list is obliged to disclose to Virgin Money of any amendments to the sale price. If you were to refuse your property lawyer to disclose the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new conveyancer for your conveyancing in Ystradgynlais.
I require expedited conveyancing in Ystradgynlais as I have a deadline to exchange contracts within 2 weeks. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you have the choice not to do searches although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Ystradgynlais the following are examples of issues that can crop up and therefore impact future saleability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Unadopted Roads,...
Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who dealt with the conveyancing in Ystradgynlais 10 years ago are no longer around. What are my next steps?
You no longer need to have the physical official documentation to evidence that you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.
I decided to have a survey done on a house in Ystradgynlais ahead of appointing solicitors. I have been advised that there is a flying freehold element to the property. My surveyor has said that some lenders will not grant a loan on this type of property.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ystradgynlais. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I best advised to appoint a Ystradgynlais conveyancing solicitor who is local to the property I am buying? I have an old university friend who can handle the conveyancing however they are based 200kilometers away.
The primary upside of using a high street Ystradgynlais conveyancing practice is that you can visit the firm to sign documents, deliver your identification documents and apply pressure on them if necessary. Having local Ystradgynlais know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were happy that must surpass using an unknown Ystradgynlais conveyancing solicitor just because they are Ystradgynlais based.