Am I correct in assuming that the fact that my solicitor in Blackwood is not identified on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
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 revealed that over three quarters 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 lawyer 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 Blackwood conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We note that you have a search directory listing solicitors on the Nationwide conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Blackwood?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Blackwood.
We are purchasing a flat in Blackwood. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to deposit funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my aunt sell her property in Blackwood. Will the conveyancer order the EPC or should I organise this?
Following the abolition of Home Packs, energy assessments remained a required part of moving property. An energy assessment must be to hand in advance of the property being placed on the market. It is not as aspect of the sale process that law firms ordinarily organise. If you are instructing a Blackwood conveyancing lawyer they might be able to arrange EPC’s due to their contacts with long established local assessors
We have agreed to purchase a house in Blackwood. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?
As you are obtaining a mortgage with Lloyds your lawyer must check the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and lawyers are required to report to Lloyds where a lease does not meet these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Blackwood.
My wife and I purchased a semi-detached Georgian property in Blackwood. Conveyancing practitioner represented me and TSB. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the exact same property. Is it worth asking TSB to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Blackwood and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing lawyer who conducted the work.
I am using a search engine for the words conveyancing in Blackwood it reveals numerous conveyancersin the vicinity. How do I determine which is the suitable property lawyer for the sale of my house?
The ideal method of finding a suitable conveyancer is via trusted referral, so seek the counsel of friends and family who have bought a property in Blackwood or a respected estate agent or mortgage broker. Charges for conveyancing in Blackwood differ, so it's sensible to request a minimum of four fee estimates from different law firms. Make sure that you know what costs in the quote includes.