Is the fact that my solicitor in St Mellons is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 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. Where you are concerned you should simply call the St Mellons conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

I have been recommended a conveyancing solicitor in St Mellons. I I am struggling to find out if they are on the Virgin Money conveyancing panel. Could you help?

You should phone the conveyancer and enquire if they are on the lender panel. Alternatively please get in touch with Virgin Money who may be able to confirm.

I'm remortgaging my current house to a buy to let mortgage with Britannia and intend to use the remaining equity as a down payment on another property. The neighborhood we are talking about is St Mellons. Will your solicitors be able to act for both sets of mortgage companies and link together the two deals?

Make use of our comparison tool on this page to be sure that the solicitors are approved by both lenders. Assuming that they are your lawyer will be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and make clear your desired outcome and requirements.

I would like to let out my leasehold apartment in St Mellons. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Notwithstanding that your last St Mellons conveyancing lawyer is not available you can check your lease to check if it allows you to sublet the apartment. The accepted inference is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you must obtain consent via your landlord or other appropriate person in advance of subletting. This means you not allowed to sublet in the absence of first obtaining permission. Such consent is not allowed to be unreasonably refused ore delayed. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

Leasehold Conveyancing in St Mellons - Examples of Questions you should ask before Purchasing

Are any of leasehold owners in dispute over their service charge payments? Best to be warned if a new roof is being installed or some other major work is due in the near future that will be shared amongst the leaseholders and will dramatically increase the the service costs or require a specific invoice. The best form of lease arrangement is a share of the freehold. In this situation the lessees have being in charge if their destiny and although a managing agent is often employed where the building is larger than a house conversion, the managing agent employed by the leaseholders.

Why do I have to send my conveyancing practitioner with a list of items of identification before they can proceed with selling or purchasing a property in St Mellons?

St Mellons conveyancing practitioners are obliged by the Law Society, Solicitors Regulation Authority, HM Land Registry and current AML Regulations to record that the have checked the identity of their clients. It will also be a condition of your lender where you are obtaining a mortgage. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, national insurance number and DOB.