Am I correct in assuming that the fact that my solicitor in Torfaen is not identified on my lender's solicitor panel that there is a problem with the quality of the firm’s work?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 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. Where you are concerned you should simply call the Torfaen conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Is there a list of Aldermore panel conveyancers in Torfaen on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. Very few lenders make their panel listings viewable over the internet. If you are looking for a Torfaen solicitor on the Aldermore please use our tool.
I have decided to exercise my right to buy my property in Torfaen off the council. I have a mortgage offer with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I am selling my flat. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being a right pain. The Torfaen solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
About to purchase a new build flat in Torfaen. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Torfaen
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.
Am I right to be suspicious about estate agents that I am dealing with are suggesting a web based conveyancing firm rather than a local Torfaen conveyancing practice?
As is the case with lots of service providers, often recommendations from connections can be worth their weight in gold. Yet there are many players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies might all suggest solicitors to use. Sometimes these lawyers might be known to one of the organisations as being good in their field, but sometimes there is an underlying financial incentive behind the recommendation. You are free to select your own conveyancer. However, bear in mind that the majority of lenders specify a panel list of law firms you have to use for the mortgage related work in your home move.
As co-executor for the will of my grandfather I am disposing of a property in Swansea but reside in Torfaen. My solicitor (who is 300 kilometers from meneeds me to execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in Torfaen to witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Torfaen