Am I correct in assuming that the fact that my solicitor in Chirk is not on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent 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 contact the Chirk conveyancing firm and ask them why they are no longer on the approved list for your bank.
I am soon to exchange on the purchase of a house in Chirk but as a consequence of damage from the recent storms I have was able negotiate recompense from the seller in the sum of £2k taking the form of a adjustment in the price. This was going to be addressed as part of amending the contract however RBS are not allowing this. Why were they informed?
The property lawyer being on a RBS approved list is required to disclose to RBS of any variations to the sale price. If you were to refuse your solicitor to report the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new lawyer for your conveyancing in Chirk.
I am selling our property in Chirk and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Chirk conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a web based conveyancing practice rather than a conveyancing solicitor in Chirk. Having lived in Chirk for 5 years we know of no issue. Do we contact our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. What do they say? You should check with 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 health insurance to cover that same illness)
How does conveyancing in Chirk differ for new build properties?
Most buyers of new build residence in Chirk contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Chirk usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Chirk or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Chirk is the location of the property. Is there any guidance you can give?
Flying freeholds in Chirk are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Chirk you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chirk may decide 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.
I'm refinancing my current property to a BTL mortgage with Platform Home Loans Ltd and intend to use the remaining equity towards a second property. The location we are talking about is Chirk. Will your solicitors be able to act for the two banks and link together the two deals?
Do use our comparison tool on this site to ensure that the solicitors are approved by both mortgage companies. Having checked that they are the lawyer will be able to connect the two deals but you should have a chat with you solicitor and make clear your desired outcome and requirements.