Is the fact that my conveyancer in Neath Port Talbot is not on my lender's solicitor panel that there is a problem with the standard of her work?
That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 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) low volume 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 simply call the Neath Port Talbot conveyancing practice and enquire why they are no longer on the approved list for your bank.
I am assisting my niece sell her property in Neath Port Talbot. Does the solicitor commission an EPC or do I organise this?
After the abolition of Home Information Packs, energy performance certificates was maintained a mandatory element of selling a property. An energy assessment must be commissioned in advance of the property being marketed. It is not a task that conveyancers ordinarily arrange. Where you are using a Neath Port Talbot conveyancing solicitor they might help arrange energy assessments due to their relationships with reputable Neath Port Talbot providers
I am selling my apartment. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being a right pain. The Neath Port Talbot solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Neath Port Talbot solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Neath Port Talbot postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Neath Port Talbot.
I am looking for a flat up to £245,000 and found one round the corner in Neath Port Talbot I like with open areas and transport links nearby, however it only has 61 remaining years left on the lease. I can't really find anything else in Neath Port Talbot for this price, so just wondered if I would be making a grave error buying a short lease?
Should you require a mortgage the shortness of the lease will likely be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
I am thinking of appointing a conveyancing practitioner in Neath Port Talbot for my house move. Can I see a firm’s record with the legal regulator?
Members of the public can read presented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training requirements.
I have today had an offer accepted on an apartment in Neath Port Talbot and the mortgage adviser that we are dealing with recommended his conveyancer. She quoted £800 plus VAT and 3rd party costs. Does this sound like a good deal?
You should not rely on 1 estimate. You should obtain like-for-like quotes for your conveyancing in Neath Port Talbot. Then choose one that you trust and just as important, is on the approved panel of the bank that you are sourcing your mortgage from.