We wanted to use a conveyancing solicitor in Aberbargoed for our home move. Our financial adviser informed us that our mortgage company Coventry Building Society won't deal with them. Why is this not regarded as unfair competition?
Banks tend to restrict either the category or the amount of conveyancing solicitors on their panel. Typical examples of such criteria being that a firm must not be a sole practitioner. In addition to restricting the type of firm, a few lenders have decided to limit the number of solicitor practices they allow to act for them. You should note that Coventry Building Society have no responsibility for the quality of advice provided by any member of Coventry Building Society Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels a few years ago even though there are mixed views about the extent of solicitor involvement in some of that fraud. Data from the Land Registry reveal that thousands of law firms, including some in or near Aberbargoed only carry out one or two conveyances a year.
Is it the case that all Aberbargoed solicitor firms on the Coventry BS conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Coventry BS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in that case the organisation would be overseen by the Council of Licensed Conveyancers.
I am purchasing a property in Aberbargoed. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
Given that you are obtaining a mortgage with Santander your lawyer must comply with the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Santander where a lease fails to comply with these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Aberbargoed.
I have decided to exercise my right to buy my property in Aberbargoed off the council. I have a mortgage agreed with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
Do commercial conveyancing searches disclose impending roadworks that could impact a commercial premises in Aberbargoed?
Many commercial conveyancing solicitors in Aberbargoed will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Aberbargoed. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Aberbargoed.
For every commercial conveyancing transaction in Aberbargoed it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Aberbargoed commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Aberbargoed.
The estate agent has sent us the confirmation of our purchase of a new build flat in Aberbargoed. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Aberbargoed
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan.
I am thinking of appointing a conveyancing practitioner in Aberbargoed for my house move. Is it possible to see a firm’s complaints history with the legal regulator?
One can search for documented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA may recorded call for training requirements.