I am expecting a AIP from Nottingham this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any Risca solicitors on the Nottingham conveyancing panel, or is it better to go independently?
You will need to appoint Risca solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I have paid off my mortgage with RBS. I assume I don't need a Risca property lawyer on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being a right pain. The Risca solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Wolstenholmes several years ago for my conveyancing in Risca. Now, I need the files however 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 Risca of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am downsizing from my home. My former solicitors has retired. I am in need of a recommendation of a conveyancing firm. Im based in Risca if that makes things easier.
You should use our search tool to help you choose a solicitor for your conveyancing in Risca. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
My husband and I are novice buyers - had an offer accepted, but the property agent informed us that the vendor will only move forward if we instruct their preferred conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Risca
We suspect that the seller is not behind this requirement. Should the owner want ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Try to communicate with the owners directly and make sure they comprehend that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you intend to appoint your own,trusted Risca conveyancing firm - rather thanthe ones that will provide their negotiator at the agency a commission or hit his conveyancing figures pre-set by corporate headquarters.
Are there any distinct advantages to using a high street property lawyer in Risca
Many purchasers and sellers in Risca decide on using a nearby high street lawyer so that they can visit if they have questions, and to execute paperwork without using the post.
One could say that there is a slight advantage when opting for a property lawyer local to a house you are purchasing, due to the in-depth knowledge of the area and possible local issues - yet this is debatable. Most conveyancers conduct their communications via email and could be practically anywhere.