Is the fact that my solicitor in Llanishen is not listed on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. 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 contact the Llanishen conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I am need of leasehold conveyancing for a flat in a relatively new development (6 years built) in Llanishen. 95% of the properties are already disposed of. Is it really necessary to order conveyancing searches as part of conveyancing in Llanishen?
If you are buying a property with the assistance of a mortgage, your lender will insist on some (many) of the searches so you'll have no choice. If not, then Llanishen conveyancing searches are for you to decide upon. Your lawyer, will ’encourage’, perhaps strongly, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to instruct a new lawyer for your conveyancing in Llanishen.
At what point will exchange of contracts happen for sale conveyancing in Llanishen and do I need to attend the lawyers branch?
If you are round the corner to one of the conveyancing solicitors in Llanishen you are invited in to sign documents. That being said, the firms we work with supply countrywide coverage for conveyancing and give just as diligent and professional a job for you when communicating with you by post or email. The signing of the contract is not when everything is set in stone. Signing on the dotted line simply enables the conveyancer to officially exchange at the suitable time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Llanishen)to be in the office available at the end of the phone to exchange contracts.
What is the optimum way to check that the solicitor conducting my conveyancing in Llanishen is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Barnsley Building Society thus paying £175.00 in further legal invoice.
Please do take advantage of the find a lender approved solicitor tool on this page. Pick the mortgage company and type ‘Llanishen’ or your preferred area and you will discover a number of lawyer based in Llanishen or near you.
My partner and I are close to exchanging contracts on the sale of our property in Llanishen and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any high street Llanishen lawyer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing firm rather than a conveyancing solicitor in Llanishen. Having lived in Llanishen for 5 years we know of no issue. Should we get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should check with 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 health insurance to cover that same sickness)