I am not in a position to travel far from Old St Mellons. What is the rationale as to why all Old St Mellons conveyancers are not on all mortgage company panels?
A decade ago most mortgage companies displayed an approach to risk which is different than today. The FSA in 2010 conducted a thematic review into mortgage fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Consequently, banks have since requiredmore information from law firms concerning their processes and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Many firms have found themselves removed from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum amount of transactions the lenders set.
We have a mortgage agreed in principle with HSBC. Old St Mellons conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from HSBC?
There is no definitive answer here. Have HSBC conducted the survey? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I recently had an offer agreed on a house in Old St Mellons. My mortgage broker pressured me to appoint their solicitor. I paid an upfront payment of £200. A few days later, the solicitor contacted me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Old St Mellons solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds 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 Old St Mellons postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Old St Mellons.
The deeds to our house are lost. The lawyers who dealt with the conveyancing in Old St Mellons 5 years ago are no longer around. What are my options?
Assuming you have a registered title the details of your proprietorship will be held by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, locate your house and order up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Old St Mellons is where the house is located. Can you offer any guidance?
Flying freeholds in Old St Mellons are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Old St Mellons you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Old St Mellons 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 property.
As co-executor for the estate of my grandfather I am disposing of a house in Monmouth but reside in Old St Mellons. My lawyer (approximately 300 miles awayrequires that I execute a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Old St Mellons to witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in Old St Mellons