Is the fact that my conveyancer in Trefriw is not identified on my bank's solicitor panel that there is a problem with the quality of her conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 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 solicitor 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 contact the Trefriw conveyancing firm and ask them why they are no longer on the approved list for your lender.

I am assisting my sister sell her flat in Trefriw. Will the conveyancer arrange the energy performance certificate or should I organise this?

Following the demise of HIPs, EPC’s was left as a compulsory part of selling a property. An energy performance certificate must be commissioned in advance of the property being marketed. It is not a task that law firms ordinarily organise. If you are instructing a Trefriw conveyancing solicitor they may be willing to arrange energy assessments due to their relationships with reputable Trefriw providers

How can we know in advance if a Trefriw conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in Trefriw getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor handling your transaction.

I can not work out if my bank requires a lease extension. I have telephoned my Trefriw building society branch on various occasions and was reassured it wasn't a problem and they will lend. My Trefriw conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their published requirements. Who do I believe?

As long as the property lawyer is on the lender panel, they must follow the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Are there restrictive covenants that are commonly identified during conveyancing in Trefriw?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Trefriw. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Do I need to be suspicious about brokers that I am dealing with are recommending a national conveyancing firm rather than a local Trefriw conveyancing company?

As with lots of professional services, often referrals from family and friends can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing matter; estate agents, financial adviser and banks might all suggest solicitors to select. Sometimes the solicitors might be known to one of the organisations as experts in their field, but sometimes there exists a commercial relationship behind the endorsement. You are free to select your own lawyer. However, bear in mind that the majority of banks operate an approved list of lawyers you must use for the mortgage aspect of your transaction.

Having had my offer accepted I require leasehold conveyancing in Trefriw. Before diving in I require certainty as to the remaining lease term.

Assuming the lease is recorded at the land registry - and 99.9% are in Trefriw - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Trefriw Leasehold Conveyancing - Sample of Queries before Purchasing

Is there a share of the freehold? Generally speaking the cost for major works are not incorporated into the maintenance charges, although some managing agents in Trefriw require tenants to pay into a sinking fund and this is used to offset against larger works. Who takes responsibility for maintaining and repairing the building?