Is the fact that my conveyancer in Llanrumney is not on my lender's conveyancing panel that there is a problem with the quality of his work?
That is most likely a wrong assumption to make. There are plenty of 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. Where you are concerned you should simply call the Llanrumney conveyancing practice and ask them why they are no longer on the approved list for your lender.
We are planning to acquire a house and need a conveyancing solicitor in Llanrumney who is on the Yorkshire BS solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Llanrumney.
My fiance and I are hoping to buy a 2 bedroom apartment in Llanrumney with a mortgage from Bank of Ireland.We like our Llanrumney conveyancing lawyer but Bank of Ireland informed us his firm is not on their approved list of member firms. It seems we are left with little choice but to instruct a Bank of Ireland panel lawyer or keep our preferred solicitor and pay for a Bank of Ireland panel lawyer to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you contains various provisions, a common one being that conveyancers will be on the Bank of Ireland approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Ireland
What is the difference between a licensed conveyancer and conveyancing solicitor in Llanrumney
There are many recorded licenced Conveyancers in Llanrumney and Solicitor practices in Llanrumney offering conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Are all Llanrumney Conveyancing Quality Solicitors on the Santander conveyancing panel?
Some major lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
When it comes to lenders such as Lloyds, do Llanrumney solicitors face a yearly amount to be on the conveyancing panel?
We are unaware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a simple, chain free conveyancing. Llanrumney is where the house is located. Can you offer any guidance?
Flying freeholds in Llanrumney are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llanrumney you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanrumney may ascertain 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 premises.