Is the fact that my conveyancer in Risca is not listed on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of plausible 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) lack 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 Risca conveyancing practice and ask them why they are no longer on the approved list for your bank.
My aunt passed away last year and as sole heir and executor I was left the property in Risca. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Leeds Building Society will insist on your using a conveyancer on the Leeds Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Leeds Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Leeds Building Society mortgage is registered as a charge at the Land Registry.
How does conveyancing in Risca differ for new build properties?
Most buyers of new build premises in Risca come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is completed. This is because builders in Risca usually buy the site, 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 property lawyers 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 accustomed to new build conveyancing in Risca or who has acted in the same development.
I need to retain a conveyancing solicitor for freehold conveyancing in Risca. I've discover a site which seems to have the perfect solution If it is possible to get all formalities completed via web that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Online research suggests that Risca solicitors are more expensive than licensed conveyancers in Risca to use when purchasing a property. So is it better if I use a conveyancer or a solicitor if I am buying a property in Risca.
When it comes to conveyancing in Risca the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.