Is the fact that my solicitor in Meliden is not on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% 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 contact the Meliden conveyancing firm and enquire why they are no longer on the approved list for your lender.
My partner and I have just bought a property in Meliden. We have noticed several issues with the property which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been ordered for conveyancing in Meliden?
The question is not clear as what problems have arisen and if they are unique to conveyancing in Meliden. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire known as a Seller’s Property Information Form. answers is misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Meliden.
What is the difference between a licensed conveyancer and conveyancing solicitor in Meliden
There are two types of lawyers who can execute conveyancing in Meliden namely licenced conveyancers or solicitors. The two can administer the legal services that required to complete the disposal or acquisition of property. Both are required to execute Meliden conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that all requisite procedures will be suitably followed.
Is it the case that all Meliden solicitors on the Santander conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Santander conveyancing panel they would need to be regulated by the SRA. Some lenders do list licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
My wife and I are spending time viewing houses in Meliden and I am now considering a potential offer. Should I already have a solicitor in place at this point? I intend to finance via a home loan with Skipton.
It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are taking out a mortgage with Skipton, make sure you remember to check that your lawyer is on the Skipton conveyancing panel.
My company is planning to lease a unit on a shopping parade. Can you recommend lawyers offering fixed costs for commercial conveyancing in Meliden for less than £2000?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Meliden, including the sale and purchase of businesses as well as simply premises. Whether you are intending to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right firm. Regarding the costs this will depend on the structure and terms of the deal. Please provide us with your contact information or telephone us so that we may furnish you with a detailed commercial conveyancing quote.
My wife and I are purchasing a 2 bedroom flat in Meliden. When we first instructed lawyer, we were told they were on all mainstream mortgage company panels. Our mortgage broker emailed today to say that they don't seem to be on the Lloyds approved list. Were it to be true, what should we do? Do we simply find a new conveyancing practitioner that is on their panel or should we pay for dual representation, with Lloyds appointing their own preferred solicitor.
Where you are acquiring a property needing a mortgage it is usual for the buyer’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the solicitor has to satisfy. Some lenders now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancer should call Lloyds to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Lloyds's conveyancing panel and you may continue to use your own Meliden solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another solicitor into the mix.