Is the fact that my solicitor in Magor is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. Where you are concerned you should simply call the Magor conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather use a Magor based conveyancing firm?
You should check but the chances are that give you one of their panel solicitors where you want the "fee-free" incentive. Speak to the lender and determine if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Magor.
Are there restrictive covenants that are commonly identified as part of conveyancing in Magor?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Magor. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the advice of my in-laws I had a survey completed on a house in Magor in advance of retaining lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks will not give a mortgage on such a property.
It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Magor. Conveyancing will be smoother if you use a solicitor in Magor especially if they are familiar with such properties in Magor.
Given that I am about to part with over three hundred thousand on 3 bedroom house in Magor I wish to have a conversation with the lawyer about myconveyancing in advance of appointing the firm. Is this something that you can arrange?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer due to be doing your property ownership legalities in Magor.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Magor should be the figure that you are charged.