Am I correct in assuming that the fact that my conveyancer in Trefriw is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible 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) low volume 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. Should you be concerned you should simply call the Trefriw conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
My conveyancer has discovered a a legal deficiency with the lease for the apartment we are purchasing in Trefriw. The other side have suggested defective title insurance as a solution. We are content with insurance and will pay for it. Our lawyer says that he must check that the lender is happy with this solution. Are we the client or is the mortgage company ?
Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. The appropriate lender specifications must be adhered to.
My brother-in-law has suggested I instruct a conveyancing solicitor in Trefriw. I need to find out whether they are accepted on the Coventry Building Society approved list of lawyers. Can you help?
The first thing to do is e-mail the solicitor and ask them if they can act for the lender. Alternatively you should get in touch with Coventry Building Society who may be able to assist.
I am downsizing from our property in Trefriw and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers are using a factory type conveyancing practice as opposed to a conveyancing solicitor in Trefriw. We have lived in Trefriw for many years we know of no issue. Do we get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to 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)
Over the last few months I have been searching for a ground for flat up to £195,000 and found one close by in Trefriw I like with a park and railway links nearby, however it only has 49 remaining years left on the lease. There is not much else in Trefriw suitable, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage that many years may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
I note that you have a post code search directory listing firms on the lender conveyancing panel. Do Trefriw conveyancing companies pay you a referral fee if I instruct them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Trefriw.