Is the fact that my solicitor in Pontypridd is not on my bank's solicitor panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly 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 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. If you are concerned you should contact the Pontypridd conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
A colleague pointed out to me me that in buying a property in Pontypridd there could be various restrictions prohibiting external alterations to the property. Is this right?
We are aware of a number of properties in Pontypridd which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Pontypridd should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Pontypridd Conveyancing Quality Solicitors on the RBS conveyancing panel?
A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
About to purchase maisonette in Pontypridd. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Pontypridd solicitor is on the Co-operative conveyancing panel.
Will commercial conveyancing searches disclose proposed roadworks that could impact a commercial estate in Pontypridd?
Its becoming the norm that commercial conveyancing solicitors in Pontypridd will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Pontypridd. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Pontypridd.
For each commercial conveyancing transaction in Pontypridd it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Pontypridd commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Pontypridd.
I used Stirling Law a few years past for my conveyancing in Pontypridd. I now require my papers however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pontypridd of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Pontypridd differ for newly converted properties?
Most buyers of new build premises in Pontypridd approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is built. This is because developers in Pontypridd typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Pontypridd or who has acted in the same development.