Am I correct in assuming that the fact that my conveyancer in Cwmcarn is not listed on my lender's conveyancing panel that there is a problem with the quality of his work?
That would more than likely be a wrong assumption to make. There are plenty of reasonable 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) lack 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 Cwmcarn conveyancing firm and enquire why they are no longer on the approved list for your bank.
I am hoping to complete my purchase in Cwmcarn next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What risks does the mortgage company expect the insurance to cover?
Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not limited to conveyancing in Cwmcarn.
is it true that all Cwmcarn solicitor firms on the Kent Reliance conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
Can I be sure that the Cwmcarn conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Cwmcarn getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your transaction.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Cwmcarn conveyancing practitioner on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Are there restrictive covenants that are commonly identified during conveyancing in Cwmcarn?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Cwmcarn. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been sourcing a conveyancing solicitor in Cwmcarn for my purchase. Can I see a solicitor's record with the profession’s regulator?
You can search for documented Solicitor Regulator Association (SRA) determinations arising from investigations started on or after 1 January 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The SRA could recorded call for training reasons.