Am I correct in assuming that the fact that my conveyancer in Penyffordd is not listed on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?
That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent 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. If you are concerned you should simply call the Penyffordd conveyancing practice and ask them why they are no longer on the approved list for your bank.
We are due to move house in March. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you suggest a removal company in Penyffordd. Conveyancing lawyer was found prior to coming across this website.
On the day of completion you can collect the house keys from your selling agent however this can only occur once the previous owners conveyancers confirm to the agent that they have the completion monies and the keys can be released. Subsequently you can inform the removal company that they can start moving you in. We are not in a position to recommend a particular removal organisation but can assist you in finding a conveyancing in Penyffordd or a solicitor that specialises in conveyancing in Penyffordd.
My husband and I have organised the release of further monies on our mortgage from Principality as we wish to carry out improvements to our house in Penyffordd. Are we obliged to choose a local Penyffordd solicitor on the Principality conveyancing panel to handle the legals?
Principality would not normally instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.
I recently had an offer accepted on a house in Penyffordd. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £225. Not long after, the lawyer contacted me embarrassingly acknowledging that they were not on the Santander 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 Santander 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.
Me and my brother own a terraced Victorian house in Penyffordd. Conveyancing practitioner acted for me and HSBC Bank. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Penyffordd and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing practitioner who conducted the conveyancing.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one near me in Penyffordd I like with amenity areas and station in the vicinity, however it only has 61 remaining years left on the lease. There is not much else in Penyffordd for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a mortgage the shortness of the lease may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
One month into buying a residence in Penyffordd. Conveyancing solicitor has told us the title is "Leasehold". Should this make a difference on our HSBC valuation?
Penyffordd conveyancing does not in most situations involve leasehold houses. The crucial factor here is the length of lease and the ground rent. If there are over a hundred years remaining with a nominal rent, it's essentially freehold, so it’s unlikely to affect the marketability significantly.
On the flip side, if it's, say, Sixty years it will have a significant impact on the saleability, and probably wouldn't be mortgageable. The length of lease and ground rent will be specified in the lease to be supplied to your solicitor.