Am I correct in assuming that the fact that my solicitor in Coedpoeth is not on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a 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) lack 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 contact the Coedpoeth conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I purchased a freehold property in Coedpoeth but nevertheless charged rent, why is this and what is this?
It is rare for properties in Coedpoeth and has limited impact for conveyancing in Coedpoeth 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 date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather use a local conveyancing solicitor in Coedpoeth?
You should check but the the probability is that appoint one of their panel solicitors if you want the "fee-free" offer. Call the lender to determine if they make available a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Coedpoeth.
I am thinking of appointing a conveyancing lawyer in Coedpoeth for my home move. Is there any facility to see a firm’s record with the profession’s regulator?
Members of the public may see published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.
Is there a reason that Coedpoeth conveyancing charges are more expensive for leasehold and freehold properties?
There is always more work involved for leasehold conveyancing. Coedpoeth has many leasehold properties. There is more paperwork involved in the purchase: for example, the lease and leasehold information (including up to date service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.