I plan on acquiring a flat in Connahs Quay. My property lawyer is not listed on the bank conveyancing list. Can I still continue with my Connahs Quay conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?
Your options include
- Complete the purchase with your existing Connahs Quay conveyancing practitioner but your mortgage company will no doubt instruct a lawyer from their conveyancing panel. The net result is additional charges and probable delay.
- Get a fresh solicitor to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
- Appeal to your conveyancer to apply to join the bank panel
Finally the sale completed on my house in Connahs Quay last August yet the purchaser is e-mailing me to moan that their solicitor needs to hear from mine. What should have happened following completion?
Post completion of your sale your conveyancer is committed to send the transfer documentation and all of the paperwork to the purchaser's conveyancer. Depending on the transaction, your lawyer must also confirm that the mortgage has been paid off to the purchasers solicitors. There is unlikely to be post completion tasks peculiar conveyancing in Connahs Quay.
Please explain the implications if my lawyer’s firm is expelled from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Connahs Quay?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
A relative informed me that in buying a property in Connahs Quay there could be various restrictions limiting what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Connahs Quay which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Connahs Quay should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Connahs Quay solicitor firms on the Leeds Building Society conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be regulated by the SRA. The majority of banks do permit licenced conveyancers on their panel and in such a situation the practice would be regulated by the CLC.
I was told three weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Connahs Quay is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
Various internet forums that I have frequented warn that are the number one reason for stalling in Connahs Quay conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Connahs Quay.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who handled the conveyancing in Connahs Quay 10 years ago are no longer around. What are my options?
In today’s world there are duplicates made of almost everything, and your solicitor will know precisely where to locate all the relevant paperwork so you may buy or dispose of your house without a hitch. If duplicates can’t be located, your lawyer can arrange cover in the form of insurance or indemnities protecting you against future claims on your premises.