Is the fact that my solicitor in Llanfyllin is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. 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 top 5 reasons are as follows: (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. Should you be concerned you should contact the Llanfyllin conveyancing firm and enquire why they are no longer on the approved list for your lender.
I used Action Conveyancing several years ago for my conveyancing in Llanfyllin. I now require my papers but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanfyllin of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a leasehold apartment up to £195,000 and found one near me in Llanfyllin I like with amenity areas and transport links nearby, however it only has 49 years on the lease. I can't really find anything else in Llanfyllin suitable, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage the remaining unexpired lease term may be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
How easy is it to swap conveyancer as I need to find a firm on the Chelsea Building Society conveyancing list. I was using a family conveyancing solicitor in Llanfyllin five minutes from me but he is not approved by Chelsea Building Society
It would be our pleasure to help you select a conveyancing solicitor in Llanfyllin on the Chelsea Building Society panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Llanfyllin. In making use of search facility on this website, you can compare costs for conveyancing solicitors in Llanfyllin and throughout England and Wales.
My son is just in the process of moving home, the home loan was agreed last week in principle. When the offer was accepted on house we called the mortgage company to move forward with his. I was very surprised to hear that mortgage companies do not accept all solicitor, they have to be on a list, is this legal?
Mortgage Companies tend to imposes restrictions either the type or the number of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Llanfyllin conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.