Is the fact that my solicitor in Morriston is not listed on my lender's conveyancing panel that there is a problem with the standard of her work?

That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters 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 simply call the Morriston conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

We expect to receive a OIP from TSB this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Morriston solicitors on the TSB conveyancing panel, or is it better to go independently?

You will need to appoint Morriston solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

I am selling my apartment. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being difficult. The Morriston solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.

Co-operative have agreed my home loan in principle, my offer on a flat in Morriston has been accepted, what are the next steps?

The property agent will want to be advised as to your conveyancer's details (make sure the solicitors are on the bank’s panel). Call up Co-operative or your financial adviser and complete any outstanding forms. Co-operative will instruct a valuer who will get in contact with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Co-operative will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Morriston.

Are there restrictive covenants that are commonly picked up during conveyancing in Morriston?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Morriston. 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…’

In searching the internet for the phrase on line conveyancing in Morriston it shows results of numerous solicitorslocally. With so much choice what is the best way to find the right property lawyer for the sale of my house?

The best method of seeking the right conveyancer is through a trusted referral, so seek the counsel of colleagues and relatives who have purchased a property in Morriston or the local estate agent or mortgage broker. Fees for conveyancing in Morriston differ, so it's sensible to request at least three quotes from different solicitors. Dont forget to clarify that the costs are assured not to to be inflated.

I am on look out for some leasehold conveyancing in Morriston. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.

If the lease is registered - and most are in Morriston - 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.

Morriston Leasehold Conveyancing - Sample of Questions you should consider Prior to buying

What prohibitions exist in the Morriston Lease? Who are the managing agents? Is the freehold owned jointly by the tenants?