Is the fact that my conveyancer in Llandaff North is not on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 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. Should you be concerned you should simply call the Llandaff North conveyancing firm and enquire why they are no longer on the approved list for your lender.
As someone unfamiliar with the Llandaff North conveyancing process what is your top tip you can impart for the legal transfer of property in Llandaff North
Not many law firms shout this from the rooftops but conveyancing in Llandaff North and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there is plenty of opportunity for friction between you and others involved in the ownership transfer. E.g., the vendor, estate agent and on occasion your lender. Selecting a law firm for your conveyancing in Llandaff North is a critical decision as your conveyancer is your adviser, and is the ONE person in the legal process whose responsibility is to protect your legal interests and to keep you safe.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. You must always trust your lawyer ahead of the other players in the conveyancing process.
I am downsizing from our house in Llandaff North and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a factory type conveyancing outfit rather than a conveyancing solicitor in Llandaff North. Having lived in Llandaff North for three years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
My wife and I own a semi-detached Victorian property in Llandaff North. Conveyancing lawyer acted for me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the exact same address. Is it worth asking The Mortgage Works to clarify?
You should read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llandaff North and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing lawyer who conducted the purchase.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Llandaff North is where the house is located. Is there any advice you can impart?
Flying freeholds in Llandaff North are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llandaff North you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llandaff North may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.