Am I correct in assuming that the fact that my conveyancer in Ruthin is not on my bank's conveyancing panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should simply call the Ruthin conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
It is a dozen years since I acquired my home in Ruthin. Conveyancing solicitors have just been retained on the sale but I am unable to locate my title deeds. Will this cause complications?
You need not be too concerned. First there is a possibility that the deeds will be retained by the mortgage company or they could be in the possession of the lawyers who handled your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Ruthin involves registered property but in the unlikely event that your property is not registered it is more problematic but is not insurmountable.
Me and my partner are buying a apartment in Ruthin. It might be a silly question but how we can trust a solicitor? On the day of competition we have to put money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have paid off my mortgage with TSB. I assume I don't need a Ruthin solicitor on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I recently had an offer agreed on a house in Ruthin. My mortgage broker suggested a conveyancing practitioner. I paid an advanced payment of £200. Shortly after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Yorkshire BS 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 Yorkshire BS 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.
I have a terraced Victorian house in Ruthin. Conveyancing solicitor acted for me and Halifax. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same address. Is it worth asking Halifax to clarify?
You should assess the Freehold register you have again and check the Charges Register for 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 Ruthin and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing practitioner who conducted the purchase.
Is there anything unique about your site and other internet conveyancing brokers when it comes to conveyancing in Ruthin?
At this site obtain an accurate costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Ruthin. As opposed to estate agents and brokerage sites we are not in the business of charging firms a commission if you instruct them for your property ownership legalities in Ruthin