I am not well enough to travel far from Meliden. Please spell out why all Meliden solicitors are not on all bank panels?
Even though it may seem unfair for banks to restrict who can act for them, from the public’s or lawyer’s point of view, the other side of the coin is that lending institutions are increasingly anxious and feel it imperative to shield themselves against mortgage fraud. As a consequence of this concern mortgage companies are limiting their conveyancing panel to a manageable size.
I am buying a house without a mortgage in Meliden. I have been living for the last dozen years in Meliden. Conveyancing searches are expensive. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then the vast majority of the Meliden conveyancing searches are non-obligatory. Your lawyer will 'advise', perhaps strongly, that you should have searches completed, but she has a professional duty to do this. Do bear in mind; if you are going to dispose of the house one day, it may be of relevance to your prospective buyer what the searches disclose. On occasion houses with no practical issues can still throw up unpredicted search results. A competent conveyancing solicitor in Meliden should provide you some sensible guidance here.
This question may be naive but I am unexperienced as a 1st time purchaser of a ground floor flat in Meliden. Do I receive the keys to the premises on the completion date from my lawyer? If this is the case, I will use a local conveyancing solicitor in Meliden?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's lawyers, and once they have received this, you should be invited to receive the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
I am due to move home in April. Should my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you recommend a removal company in Meliden. Conveyancing lawyer was chosen before I stumbled across your website.
On the afternoon of completion you will need to collect the house keys from the selling agent however this can only occur after the vendors solicitors confirm to the agent that the monies to complete are in and the keys can be given over. You should advise the removal company that you are ready to move in. We are not in a position to suggest a specific removal organisation but can help you locate a conveyancing in Meliden or a solicitor that specialises in conveyancing in Meliden.
I am selling my flat. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being difficult. The Meliden solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A colleague suggested that where I am purchasing in Meliden I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Meliden conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Meliden around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Meliden.
I am looking for a conveyancing solicitor in Meliden for my house move. Can I see a solicitor's record with the legal regulator?
Members of the public may search for documented Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.