Am I correct in assuming that the fact that my conveyancer in Ponthir is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. 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 lawyer 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 Ponthir conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I have given 2 months notice to my current landlord and have to vacate my rented property in Ponthir by 19/6/2024. Conveyancing for my house purchase has just started. Can I complete in six weeks as don't want to have to move into temporary accommodation?
The normal practice is not to serve notice on a rental unless your lawyer suggests that you should. If you have not already done so, update to your solicitor and urge them to they cajole the sellers solicitors, try to an acceptable time-line that all parties will work to achieve
It is is a decade since I purchased my property in Ponthir. Conveyancing lawyers have recently been retained on the sale but I can't locate the title documents. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be retained by the lender or they could be in the possession of the lawyers who handled the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Ponthir relates to registered property but in the unlikely event that your property is not registered it is more problematic but is not insurmountable.
My wife and I have recently appointed a conveyancing solicitor in Ponthir. I need to find out if they are on the Clydesdale approved list of lawyers. Can you assist?
You should contact your conveyancer and enquire whether they can act for the bank. Alternatively you can get in touch with Clydesdale who may be able to confirm.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Ponthir is the location of the property. Can you offer any guidance?
Flying freeholds in Ponthir are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ponthir you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ponthir may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.