Is the fact that my solicitor in Llanishen is not identified on my bank's conveyancing panel that there is a problem with the quality of his work?
It would not be wise 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. Should you be concerned you should contact the Llanishen conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We're in Llanishen, First timers buying with a mortgage (lender is Co-operative , and our solicitor is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are close to exchanging contracts on the sale of our house in Llanishen and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Llanishen lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an online conveyancing outfit as opposed to a conveyancing solicitor in Llanishen. We have lived in Llanishen for six years we know that this is a non issue. Do we contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm already. What do they say? You should enquire of 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 life insurance to cover that same sickness)
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Llanishen is the location of the property. Is there any advice you can give?
Flying freeholds in Llanishen are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llanishen you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanishen 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.
Should I be suspicious that 3rd parties that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a High Street Llanishen conveyancing practice?
As is the case with lots of service providers, often referrals from relatives can be extremely useful or valuable. Yet there are lots of people with a vested interest in a conveyancing matter; estate agents, financial adviser and mortgage companies might all recommend lawyers to choose. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You are free to choose your preferred lawyer. You need to be aware that many lenders specify a panel list of solicitors you are obliged to use for the mortgage related work in your home move.