I have just been advised by my estate agent that my Roade the law firm I have appointed is not on the bank Conveyancing panel. How can I be certain if this is indeed the case?
Your first step should be to contact your Roade conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may be able to suggest a Roade conveyancing practice that is on the conveyancing panel for your lender.
Can you clarify what the consequences are if my solicitor is removed from the Nationwide Solicitor panel ahead of completing my conveyancing in Roade?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Roade. Do I collect the keys to the house on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Roade?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and once they have received this, you should be able to collect the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
Does a directory service exist listing HSBC panel conveyancers in Roade on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of banks make their panel listings visible on the web. If you are in need of a Roade lawyer on the HSBC please use our tool.
After shopping around on the internet I have found a Roade solicitor having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 conveyancer 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 Roade postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Roade.
My wife and I are close to exchanging contracts on the sale of our home in Roade and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Roade. We have lived in Roade for three years we know of no issue. Should we contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Roade is where the house is located. Can you shed any light on this issue?
Flying freeholds in Roade are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Roade you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Roade may decide 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 premises.