Am I correct in assuming that the fact that my solicitor in Cwmcarn is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. If you are concerned you should simply call the Cwmcarn conveyancing practice and enquire why they are no longer on the approved list for your bank.
I have an AIP. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would prefer to use a high street conveyancing solicitor in Cwmcarn?
You should check but the the probability is that allocate you one of their panel solicitors should you want the "fee-free" incentive. Contact the lender to ask if they make available a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Cwmcarn.
I need some fast conveyancing in Cwmcarn as I am faced with pressure to exchange contracts inside 2 weeks. Fortunately I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are are a mortgage free purchaser you have the choice not to do searches although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Cwmcarn the following are examples of issues that can crop up and therefore affect market value: Enforcement Notices, Outstanding Charges, Overdue Grants, Unadopted Roads,...
I have recentlyfound out that Action Conveyancing have closed. They conducted my conveyancing in Cwmcarn for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The easiest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cwmcarn conveyancing specialists.
I have been on the look out for a ground for flat up to £235,500 and found one close by in Cwmcarn I like with amenity areas and transport links in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Cwmcarn for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a mortgage that many years may be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
I am just shy of a 10% deposit on my house purchase in Cwmcarn , but I am anxious proceed. What can I do?
One option is to try and agree a lesser deposit. Many property owners will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute