Unfortunately I am unable to travel far from Resolven. I would like to know the understand why all Resolven solicitors aren't included on all lender panels?

Even though it may seem unfair for lenders to restrict who can act for them, from the public’s or lawyer’s viewpoint, the other side of the coin is that lenders are becoming ever more anxious and consider it vital to protect them from mortgage fraud. As a consequence of this concern lenders are limiting their conveyancing panel to a manageable size.

I am the registered owner of a freehold residence in Resolven but nevertheless pay rent, why is this and what is this?

It is rare for properties in Resolven and has limited impact for conveyancing in Resolven but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

We are planning to move property in May. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you suggest a removal company in Resolven. Conveyancing lawyer was found prior to coming across your site.

On the afternoon of completion you can pick up the keys from your property agent but this should only take place once the vendors conveyancers confirm to the agent that the monies to complete are in and the keys can be given over. Subsequently you will need to tell the removal company that they can start moving you in. We are not in a position to recommend a particular removal company but can assist you in finding a conveyancing in Resolven or a lawyer that specialises in conveyancing in Resolven.

Is it correct that all Resolven CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing panel?

It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

I'm spending time looking at houses in Resolven and I am about to put in an offer. Is it advisable to have a lawyer on ‘stand by’? I will be getting a home loan with Barclays.

It would be advisable to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are obtaining a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.

Various online forums that I have frequented warn that are a common reason for hinderance in Resolven conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of slowing down conveyancing in Resolven.

Developers have suggested I use a conveyancer and I've obtained a quote from them. It's almost three hundred pounds less expensive than my own Resolven conveyancer. What's the catch?

Housebuilders normally have panels of solicitors who expedite matters and who know the seller’s documentation and conveyancing practitioner. As many developers offer an incentive to use their approved solicitor for this reason, any increased cost can be avoided and a developer won't recommend a conveyancing warehouse and run the risk of having the conveyancing delayed when they need an exchange within a tight time frame. The argument for not agreeing to use the recommended property lawyer is that they may prove hesitant to 'push' your interests for fear of upsetting the developer. If you worry that this may be the situation you should remain with your high street Resolven property lawyer.