Am I correct in assuming that the fact that my conveyancer in Cross Keys is not listed on my mortgage company's solicitor 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 plenty of 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 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. Where you are concerned you should contact the Cross Keys conveyancing firm and enquire why they are no longer on the approved list for your lender.
We are planning to acquire a house and require a conveyancing solicitor in Cross Keys who is on the Nationwide approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Cross Keys.
I am planning to acquire a flat and need a conveyancing solicitor in Cross Keys who is on the Virgin Money solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Virgin Money in certain locations such as Cross Keys. We dont recommend any particular firm.
My partner and I are close to exchanging contracts on the sale of our house in Cross Keys and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the purchasers used an internet conveyancing outfit rather than a conveyancing solicitor in Cross Keys. We have lived in Cross Keys for 5 years we know of no issue. Should we contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You need to 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)
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one near me in Cross Keys I like with open areas and railway links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Cross Keys for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a home loan the remaining unexpired lease term will be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.
Do online conveyancing organisations cover everything a local Cross Keys solicitor does or do I still need to employ a solicitor for the final stages for my conveyancing in Cross Keys?
If you choose an online conveyancer they should cover all the work your Cross Keys conveyancer will cover.