Is the fact that my conveyancer in Colwyn Bay is not on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should simply call the Colwyn Bay conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
When reading online forums for a high-quality lawyer in Colwyn Bay, most post that I must use a CQS assured lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's biggest lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Colwyn Bay is one of the many areas in England and Wales where there are Accredited lawyers.
I have a terraced Georgian property in Colwyn Bay. Conveyancing solicitor acted for me and HSBC Bank. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for 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 Colwyn Bay and other locations in 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 lenders. You can also question the position with your conveyancing practitioner who conducted the work.
How do I use the search facility to choose a conveyancing solicitor in Colwyn Bay on the panel for my lender?
First pick a mortgage company such as Santander, The Mortgage Works or Barclays Direct then specify your location a common one being Colwyn Bay. Conveyancing organisations in Colwyn Bay and beyond should be identified.
As co-executor for the estate of my grandfather I am disposing of a property in Newport but live in Colwyn Bay. My solicitor (who is 300 miles from merequires that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing solicitor in Colwyn Bay who can attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are located in Colwyn Bay