Am I correct in assuming that the fact that my conveyancer in Flint is not on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters 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. If you are concerned you should contact the Flint conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Would the conveyancing solicitors via your comparison service conduct conveyancing in Flint by way of an attended exchange?
There are a few conveyancing specialists who can conduct 24hr exchanges. Do call us to obtain a fee calculation and details as to dates.
My wife and I are purchasing a property in Flint. It might be a silly question but how we can trust a lawyer? On completion day we have to deposit funds into their account. What is the protection we have from them run away with our money?
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.
We expect to receive a OIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Flint solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Flint solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I currently have a mortgage with Principality for my property in Flint. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
Principality must be informed of your intention in advance of letting out your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. You need not do this via a Principality conveyancing panel firm.
In my capacity as executor for the estate of my aunt I am disposing of a house in Neath but I am based in Flint. My conveyancer (based 250 miles awayrequires that I sign a statutory declaration prior to completion. Could you suggest a conveyancing solicitor in Flint to 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 or notary public or qualified solicitor will be fine regardless of whether they are Flint based
My partner and I expecting to complete on the purchase a property in Flint but as a consequence of damage from the recent storms I have agreed compensation from the seller of £3k taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process however my lender will not permit this. Should they have been approached?
The property lawyer being on the lender conveyancing panel is duty bound to advise the bank of any changes to the purchase amount. If you were to refuse your solicitor to notify the reduction to your mortgage company then they would have no choice but to discontinue representing you and the mortgage company.