Do the Building Society Association intend to launch a search tool with a view to to identify law firms on the Coventry BS conveyancing panel for example in Capel Curig?
We are not aware of any plans on the part of the BSA to develop such a tool.
We are purchasing a apartment in Capel Curig. I might seem paranoid but how we can trust a lawyer? At some point we will need to send our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Are all Capel Curig Conveyancing Quality Solicitors on the Nationwide conveyancing panel?
A selection of banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
When it comes to lenders such as Leeds Building Society, do Capel Curig conveyancing practitioners have to pay a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I used Action Conveyancing a few years past for my conveyancing in Capel Curig. Now, I need the documents but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Capel Curig of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Capel Curig is the location of the property. What do you suggest?
Flying freeholds in Capel Curig are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Capel Curig you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Capel Curig may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
As co-executor for the will of my grandmother I am selling a property in Cardiff but live in Capel Curig. My solicitor (based 300 miles from merequires that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Capel Curig who can attest this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Capel Curig based
What is the reason for my conveyancing practitioner requiring a list of items of identification before I can commence with selling or buying a property in Capel Curig?
Capel Curig lawyers are obliged by the Law Society, SRA, HM Land Registry and current AML Regulations to record that the have checked the identity of their clients. It is also sometimes a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, NI number and date of birth.