Am I correct in assuming that the fact that my conveyancer in Bryn Y Baal is not identified on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Bryn Y Baal conveyancing practice and ask them why they are no longer on the approved list for your bank.
In what way does my ID and proof of funds have anything to do with my conveyancing in Bryn Y Baal? Why is this being asked of me?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing instruction. The Terms and Conditions that you need to sign will no doubt reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you refuse to provide ID verification documents, your lawyer can not take you on as a client.
I am purchasing a flat and need a conveyancing solicitor in Bryn Y Baal who is on the Coventry Building Society solicitor. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Coventry Building Society in certain locations such as Bryn Y Baal. We dont recommend any particular firm.
Should my lawyer be raising enquiries concerning flooding as part of the conveyancing in Bryn Y Baal.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Bryn Y Baal. There are those who buy a house in Bryn Y Baal, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a numerous searches that may be initiated by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Bryn Y Baal. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to find out whether the premises has ever been flooded. If the residence has been flooded in past and is not notified by the owner, then a buyer could issue a claim for damages as a result of such an incorrect response. The purchaser’s solicitors should also order an enviro report. This should disclose if there is a recorded flood risk. If so, additional inquiries will need to be conducted.
Me and my brother have a terraced Victorian property in Bryn Y Baal. Conveyancing lawyer represented me and Aldermore. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the exact same address. Is it worth asking Aldermore to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bryn Y Baal and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing practitioner who carried out the work.
My step-son is just in the process of moving home, the home loan was agreed last week in principle. One the offer was accepted on house we contacted the mortgage company to go forward with his. I was shocked to hear that banks do not accept all solicitor, they have to be on a list, is this legal?
Mortgage Companies tend to restrict either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Bryn Y Baal conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.