I was told today by my broker that my Ystrad Mynach lawyer is not on the bank Conveyancing panel. How can I be sure if this is correct?
You need to contact your Ystrad Mynach lawyer directly. You lawyer should inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
After researching mumsnet.com for an affordable solicitor in Ystrad Mynach, most advise that I should instruct a CQS kitemarked solicitor. What is CQS?
Ystrad Mynach Conveyancing Quality Scheme practices have been granted certification by the law Society The Law Society introduced CQS to promote high standards in the in the legal transfer of properties. CQS helps buyers and sellers to identify solicitor firms that provide a quality residential conveyancing. Ystrad Mynach is one of the many areas in England and Wales in which CQS are based. The conveyancing scheme requires practices to undergo a strict assessment, compulsory training, self-certification, spot checks and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.
The deeds to my house can not be found. The solicitors who handled the conveyancing in Ystrad Mynach 4 years ago have long since closed. What are my next steps?
Assuming the title is registered the details of your proprietorship will be recorded by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, identify your house and get current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. Ystrad Mynach is the location of the property. What do you suggest?
Flying freeholds in Ystrad Mynach are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ystrad Mynach you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ystrad Mynach may ascertain 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.
What do I do if I am not happy with the property lawyer who conducted our conveyancing in Ystrad Mynach?
Occasionally the level of service you receive is not as you expect, and unfortunately occasionally matters do not go as planned. That being said there is recourse where you were unhappy with your conveyancing in Ystrad Mynach. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their regulator. If you remain dissatisfied you may consider enlisting the help of the Legal Ombudsman.