Am I correct in assuming that the fact that my solicitor in Abercynon is not on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly 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. Where you are concerned you should simply call the Abercynon conveyancing practice and enquire why they are no longer on the approved list for your lender.
Last December we completed a house move in Abercynon. We have since encountered a number of problems with the house which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been carried out for conveyancing in Abercynon?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Abercynon. Conveyancing searches and investigations undertaken as part of the buying process are supposed to help avoid problems. As part of the process, the vendor completes a document called a Seller’s Property Information Form. answers proves to be misleading, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Abercynon.
I need some expedited conveyancing in Abercynon as I am faced with pressure to sign on the dotted line in less than one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a mortgage free buyer you are at liberty not to have searches conducted although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Abercynon the following are instances of what can show up and adversely impact future mortgageability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...
We're first time buyers - had an offer accepted, but the estate agent advised that the vendor will only go ahead if we instruct the agent's preferred conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in Abercynon
It is unlikely the vendors are behind this. Should the seller require ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to instruct your own,trusted Abercynon conveyancing firm - not the ones that will earn the negotiator at the agency a introducer fee or achieve conveyancing figures demanded by HQ.
At last I have had an offer on an maisonette in Abercynon accepted, the vendor does nevertheless have a dependent purchase. The owners have offered on somewhere, although it’s not been accepted yet, and are looking at other flats booked. I have instructed a nearby conveyancing solicitor in Abercynon. What should be my next step? At what stage should I apply for the mortgage with Clydesdale?
It is normal to have apprehensions where there is a chain given your reluctance to incur costs too early (home loan application is approx £1k, then survey, Abercynon conveyancing search fees, etc). First, you must ensure that your solicitor is on the Clydesdale conveyancing panel. As to the next stages this very much dictated by the specifics of your transaction, desire for this property and on the state of the market. In a hot market the majority of purchasers would apply for the mortgage with Clydesdale and arrange for the valuation and only if it comes back ok would they request their property lawyer to press on with the conveyancing in Abercynon.